The applicant may submit whatever information he deems useful; however, to facilitate the fullest possible response from the Planning Commission, the applicant is encouraged to submit the following items:
A. 
Name and address of the owner/applicant.
B. 
Name and address of the applicant's engineer, surveyor, planner, architect or landscaper, if available.
C. 
Scale of sketch and graphic scale; the plan need not be exact scale, nor are precise dimensions required, but the plan should be clearly titled "sketch plan."
D. 
Approximate tract boundaries.
E. 
North point.
F. 
Location map.
G. 
Streets on and adjacent to the tract.
H. 
Topographical and physical features, including contours (minimum five-foot intervals).
I. 
Proposed general lot, building and street layout.
J. 
Applicable zoning requirements.
K. 
In the case of land development plans, proposed general layout, including building locations, parking lots and open spaces.
L. 
Existing improvements.
A. 
All subdivisions and land developments causing the construction of new public infrastructure and/or alteration of existing infrastructure will require all surveys to be tied into North American Datum (NAD) 1983 Pennsylvania State Plane Coordinates in feet and performed to third order control standards as set forth by the Federal Geodetic Control Committee (as specified by the National Geodetic Survey).
B. 
The Borough Engineer will provide coordinates and scale factors/grid factors of existing permanent monuments. In the event that any point of the land subject to subdivision or land development is located more than 1/2 mile from any given permanent monument, the developer shall construct a new permanent monument.
C. 
Subdivisions and land developments which do not cause the construction of any new infrastructure are not required to tie into North American Datum (NAD) 1983 Pennsylvania State Plane Coordinates to third order control standards.
A preliminary plan shall consist of and be prepared in accordance with the following:
A. 
Drafting standards.
(1) 
The plan shall be drawn to a scale no larger than one inch equals one foot and no smaller than one inch equals one hundred feet.
(2) 
Dimensions shall be set in feet and decimal parts thereof, bearing in degrees, minutes and seconds (errors of closure shall not be more than one part per 10,000).
(3) 
Each sheet shall be numbered and shall show its relationship to the total number of sheets.
(4) 
The plan shall bear an adequate legend to indicate clearly which features are existing and which are proposed.
(5) 
The plan shall be drawn on a topographic survey prepared by a professional registered in the Commonwealth of Pennsylvania to perform such topographic survey.
(6) 
All surveys shall be tied into North American Datum (NAD) 1983 Pennsylvania State Plane Feet Coordinates and performed to third order control standards as set forth in § 281-25 above.
(7) 
All plans and surveys shall be prepared in accordance with the Act of May 23, 1945 (P.L. 913, No. 367), known as the "Engineer, Land Surveyor and Geologist Registration Law," as amended.[1] All plans, land and engineering surveys shall be prepared and sealed only as authorized by applicable state law authorizing and regulating the licensing of such professionals.
[1]
Editor's Note: See 63 P.S. § 148 et seq.
(8) 
Preliminary plans shall be on sheets not larger than 24 inches by 36 inches overall. It is recommended that, as far as practicable, preliminary plan sheets be held to the following overall sizes: 18 inches by 22 inches or 24 inches by 36 inches. Where necessary to avoid sheets larger than the maximum size prescribed above, preliminary plans shall be drawn in two or more sections, accompanied by a key diagram showing relative location of the sections.
B. 
Site design and layout plan.
(1) 
A key map for the purpose of locating the site to be subdivided or developed, at a scale of not less than 1,000 feet to the inch, showing the relation of the tract to adjoining property and to all streets and municipal boundaries existing within 1,000 feet of any part of the property proposed to be subdivided or developed.
(2) 
A series of maps, prepared according to Subsection A, above, with accompanying narrative as needed, showing the following:
(a) 
Proposed subdivision or land development name identifying title.
(b) 
Name and address of the landowner of the tract or of his authorized agent, if any.
(c) 
Name and address of the licensed professional qualified to practice within the Commonwealth of Pennsylvania who prepared the plan.
(d) 
Zoning information, including applicable district, lot size and yard requirements, proof of any variance or special exception which may have been granted and any zoning boundaries that traverse or are within 200 feet of the tract.
(e) 
Tract boundaries showing bearings and distances.
(f) 
Total acreage of the tract to the nearest tenth of an acre.
(g) 
Where applicable, a uniform reference grid showing labeled NAD 1983 State Plane in feet both easting and northing dimensions. The layout of the map grid shall coincide with the corners of the plan.
(h) 
Original date of preparation, revision dates, North point and graphic scale.
(i) 
The names of all owners of all adjacent lands, the names of all proposed and existing subdivisions adjacent and the locations and dimensions of any streets and/or right-of-way easements shown thereon.
(j) 
The locations and dimensions of all existing streets, railroads, sewers and sewage systems, aqueducts, water mains and feeder lines, fire hydrants, gas, electric and oil transmission lines, watercourses, buildings, sources of water supply, easements and other significant features within the property or within 200 feet of any part of the property proposed to be developed or subdivided.
(k) 
The locations and widths of any streets or other public ways or places as shown upon an adopted local or county plan, if such plan exists for the area to be subdivided or developed.
(l) 
Locations of all historically significant sites or structures on the tract or on any abutting property.
(m) 
Locations of walkways and paths (pedestrian, equestrian, bicycle, etc.) that have been in public use, with proposals for their continued protection through easement or otherwise.
(n) 
A full plan of the development, showing proposed lot layout with lots numbered in consecutive order and individual lot dimensions sufficiently detailed to demonstrate to the borough how the proposed layout compares to zoning requirements and that it is mathematically attainable within the parcel being subdivided and location of areas to be subject to easements of any kind.
[1] 
In addition, the plan for a land development shall show, where applicable, proposed building locations, location and size of parking lots, provisions for access and traffic control, locations of loading docks and provisions for landscaping and lighting of the site.
(o) 
Where the plan submitted covers only a part of the applicant's entire holding, a sketch of the prospective future street system of the unsubmitted part; the street system of the submitted part will be considered in light of adjustments and connections with future streets in the part not submitted.
(p) 
In addition to all other requirements, plans for cluster or multifamily developments also must include the following information:
[1] 
Areas that are proposed to remain open or wooded.
[2] 
Recreational areas.
[3] 
Areas to be used for agriculture.
[4] 
Total dwelling units, number of buildings, proposed density and total parking spaces.
(q) 
Where subdivision of land is proposed as a part of land development because of the creation of mortgages encumbering less than the entire tract, a plan shall be submitted showing the proposed division of property, including fee simple access to all parcels not fronting on public road. Such access shall be a minimum of 50 feet wide.
(3) 
All plans shall be accompanied by Planning Modules for Land Development provided by the Pennsylvania Department of Environmental Protection, including information with regard to the means of sewage disposal and provision of water supply. All sewage disposal facilities shall be provided in accordance with the requirements of § 281-49 herein, in order that the borough may have sufficient information to make a determination if the proposed subdivision or land development adequately meets the sewage disposal needs of the borough.
(4) 
A statement or certificate by the applicant indicating that the plans are or are not in conformity with engineering, zoning, subdivision, building, sanitation and other applicable borough ordinances and regulations and, if they are not so conforming, the reasons for requesting a modification. Proposed zoning changes shall note the suggested locations of buildings in connection therewith.
C. 
Improvements construction plan.
(1) 
A statement describing proposed public improvements, including streets and gutters, a typical cross-section diagram of proposed street construction and the means of water supply and sewage disposal to be provided.
(2) 
A plan or plans showing location, width and names of all proposed streets and street rights-of-way and including all street extensions or spurs as are reasonably necessary to provide adequate street connections and facilities to adjoining developed or undeveloped areas; preliminary profiles for proposed streets; proposed minimum setback line for each street; location and dimensions of playgrounds, public buildings, public areas and parcels of land proposed to be dedicated or reserved for public use.
(3) 
Where off-site or community sewer service is anticipated, the preliminary design of sewage systems, including but not limited to the location and grade of sewers, pumping stations, sewer mains and, where applicable, sewage treatment plants, showing the type and degree of treatment intended and the size, capacity and location of treatment facilities. Also, if required by Borough Council, the location of a proposed right-of-way not less than 30 feet in width along natural watercourses and where otherwise necessary in order to permit the borough to construct and maintain sanitary and storm sewers as and when required.
(4) 
Where off-site or central water service is anticipated, the preliminary design of water distribution facilities, including the size and location of water mains, fire hydrants, storage tanks and, where appropriate, wells or other water sources.
(5) 
If land to be subdivided lies partly in another municipality, the applicant shall submit information concerning the location and design of streets, layout and size of lots and provision of public utilities on land subject to his control within the adjoining municipalities. The design of public improvements shall provide for a smooth, practical transition where specifications vary between municipalities. Evidence of approval of this information by appropriate officials of the adjoining municipalities also shall be submitted.
(6) 
Where the applicant proposes to install the improvements in sections, he shall submit with the preliminary plan, pursuant to § 508(4) of the Municipalities Planning Code,[2] a delineation of the proposed sections and a schedule of deadlines within which applications for final approval of each section are intended to be filed.
(a) 
Each section in a preliminary residential subdivision or land development, except the last section, shall contain a minimum of 25% of the total number of dwelling units in the preliminary plan.
(b) 
The applicant shall file with the preliminary plan a construction schedule identifying the completion date or dates of all improvements. The construction schedule shall be in accordance with the dates identified in a phasing plan for the construction of improvements. The improvements of each section shall be substantially completed (90% by cost) at least 90 days prior to filing of the final plan for the next section to enable final inspections and other administrative requirements. The improvements in the final section shall be substantially completed at least 90 days prior to the date on which the preliminary plan shall vest.
[2]
Editor's Note: See 53 P.S. § 10508(4).
D. 
Stormwater management plan. A plan for the management of stormwater, including the control of erosion and sedimentation during the course of site preparation or any other land disturbance, shall be submitted as part of the preliminary plan application. The plan shall, at a minimum, comply with the standards contained in § 281-54 of this chapter. The following shall be shown:
(1) 
All existing facilities and natural systems for controlling stormwater runoff.
(2) 
All proposed earthmoving and grading, including devices and measures to control erosion during land disturbance, as well as stabilization and site restoration measures.
(3) 
All proposed facilities and natural systems for controlling stormwater runoff, including:
(a) 
The location of drainage swales, basins, infiltration structures, pervious surfaces and the like.
(b) 
The size, elevation and location of manholes, pipes, inlets and endwalls.
(4) 
Plans and profiles shall be provided, drawn to scale, of all proposed stormwater management facilities, including vertical and horizontal alignment, size and type of material. The information shall be of the quality required for the construction of all facilities. All swales and channels shall have center line invert elevations shown every 100 feet and at all changes in grade. Existing information may also be required as deemed necessary by the Borough Engineer.
E. 
Traffic impact study as set forth in § 281-39 herein.
F. 
Karst hazard report.
(1) 
All land developments located in areas underlain by karst geologic formations shall be designed and constructed to minimize any impacts which may affect, increase, diminish or change any natural drainage, natural springs or water table. No development that, in the opinion of the borough, poses significant risks in stimulating the formation of sinkholes or in causing hydrologic connection of contaminated surface water with subsurface aquifers shall be approved.
(2) 
When a project may affect or be affected by karst carbonate geologic hazards, the borough shall require submission of a carbonate hydrogeologic report. In reaching a determination of whether a project will affect or be affected by carbonate geologic hazards, the borough shall consider the presence or absence of carbonate features in the vicinity of the project, the testimony of qualified expert witnesses, the recommendations of the Borough Engineer and such other reasonable information as may be available. The borough may use the 1991 report and maps, Sinkholes and Karst-Related Features of Lancaster County, Pennsylvania (PADCNR, Bureau of Topographic and Geologic Survey, compiled by William E. Kochanov), to reach its determination.
(3) 
The report shall be prepared at the applicant's expense by a competent design professional registered in the Commonwealth of Pennsylvania.
Final plans shall conform in all important details to preliminary plans, including any conditions specified by Borough Council. A final plan shall consist of and be prepared in accordance with the following:
A. 
Drafting standards.
(1) 
Subdivision or land development plans submitted for review for final approval shall be clear and legible black or blue on white prints of the drawings. Upon completion of review, and for signature by Borough Council, clear reproducible prints of all plans shall be submitted. Space shall be provided for signatures by Borough Council and the Ephrata Borough Planning Commission on the face of the plans.
(2) 
Final plans shall be on sheets not larger than 24 inches by 36 inches overall. It is recommended that, as far as practicable, final plan sheets be held to the following overall sizes: 18 inches by 22 inches or 24 inches by 36 inches. Where necessary to avoid sheets larger than the maximum size prescribed above, final plans shall be drawn in two or more sections, accompanied by a key diagram showing relative location of the sections.
(3) 
The plan shall be drawn to a scale no larger than one inch equals one foot and no smaller than one inch equals one hundred feet. All dimensions shall be shown in feet and hundredths of a foot.
(4) 
Dimensions shall be set in feet and decimal parts thereof, bearing in degrees, minutes and seconds (errors of closure shall not be more than one part per 10,000).
(5) 
Each sheet shall be numbered and shall show its relationship to the total number of sheets.
(6) 
The plan shall bear an adequate legend to indicate clearly which features are existing and which are proposed.
(7) 
The plan shall be drawn on a topographic survey prepared by a professional registered in the Commonwealth of Pennsylvania to perform such design work.
(8) 
All surveys involving on-site or off-site improvements shall be tied into North American Datum (NAD) 1983 Pennsylvania State Plane Feet Coordinates and performed to third order control standards as set forth in § 281-25 above.
(9) 
All plans and surveys shall be prepared in accordance with the Act of May 23, 1945 (P.L. 913, No. 367), known as the "Engineer, Land Surveyor and Geologist Registration Law," as amended.[1]
[1]
Editor's Note: See 63 P.S. § 148 et seq.
B. 
Site design and layout plan.
(1) 
All information required in § 281-26B(2).
(2) 
Sufficient data to determine readily the location, bearing and length of every lot and boundary line and to produce such lines upon the ground, including all dimensions, angles or bearings of the lines and areas of each lot and of each area proposed to be dedicated to public use. The gross and net area of the tract shall be included.
(3) 
For residential subdivisions, the proposed house locations and names of all streets. The borough shall assign house numbers throughout the borough.
(4) 
Location of permanent reference monuments.
(5) 
Subject to the provisions of § 281-25, the location and description of all monuments, including the state plane feet coordinates and scale factors/grid factors of the starting geodetic station and ending geodetic station, identifying Ephrata Borough grid coordinates on the State Plane Feet Coordinates System of each property corner showing the scale factors/grid factor used for each point.
(6) 
A certificate of title showing the ownership of the land to be vested in the subdivider or other applicant for plan approval.
(7) 
A statement duly acknowledged before an officer authorized to take acknowledgments of deeds and signed by the owner or owners of the property, to the effect that the subdivision or land development shown on the final plan is made with his or their free consent and in accordance with his or their desires.
(8) 
All offers of dedication and covenants governing the reservation and maintenance of undedicated open space, which shall bear the certificate of approval of the Borough Solicitor as to their legal sufficiency.
(9) 
A copy of such private deed restrictions, including building setback lines, as may be imposed upon the property as condition to sale, together with a statement of any restrictions previously imposed which may affect the title to the land being subdivided. Such restrictions shall be satisfactory to Borough Council.
(10) 
Such certificates of approval (or of preliminary approval) by proper authorities of the state as may have been required by Borough Council or by this chapter.
(11) 
Certification of the engineer, land surveyor, landscape architect or land planner who prepared the plan that the plans are in conformity with zoning, building, sanitation, subdivision and other applicable borough ordinances and regulations. In any instance where such plans do not conform, evidence shall be presented that a modification or waiver has been authorized.
(12) 
Subject to the provisions of § 281-25 herein, certification and a statement of survey accuracy by a professional land surveyor, that all survey information is tied to North American Datum (NAD) 1983 Pennsylvania State Plane Feet Coordinates as provided by permanent monuments provided by the Borough Engineer.
C. 
Improvements construction plan. Where public improvements other than monuments and street traffic signs are to be required for any subdivision or land development, an improvements construction plan and specifications prepared by a registered professional engineer shall be filed, setting forth the nature and location of the work and all engineering data necessary for completion of the work. The improvements construction plan and specifications shall be subject to approval by Borough Council as a prerequisite to approval of the final plan. The improvements construction plan shall conform to the following standards and shall contain the following information:
(1) 
The improvements construction plan shall be at one of the following scales:
(a) 
Horizontal: one inch equals 100 feet or one inch equals 50 feet.
(b) 
Vertical: one inch equals 10 feet or one inch equals five feet.
(2) 
Where streets are proposed for dedication, a plan is required of street profiles and cross sections incorporating the following information:
(a) 
The profile plan shall show the vertical section of the existing grade and proposed grade along with the center line of the proposed street. Where storm drainage and/or sanitary sewer lines are to be installed, they also shall be indicated on the profile plan.
(b) 
A typical cross section of street construction shall be shown on the profile plan and shall indicate the following:
[1] 
Right-of-way and the location and width of paving within a right-of-way.
[2] 
Type, thickness and crown of paving.
[3] 
The location, width, type and thickness of sidewalks to be installed, if any.
[4] 
Typical location, size and depth of any underground utilities that are to be installed in the right-of-way, where such information is available.
(3) 
A plan for the location and type of streetlights to be installed, together with the necessary contract for streetlight installation for approval by the borough.
(4) 
Where off-site or community sewer service is to be provided, the final design of all facilities, including but not limited to sewer mains, manholes, pumping stations and sewage treatment facilities.
(5) 
Where off-site or central water service or water supply is to be provided, the final design, including location and size of all water service facilities within the subdivision, shall be shown, including wells, storage tanks, pumps, mains, valves and hydrants. The plan shall contain a statement that the placement of fire hydrants and the components of the system have been reviewed by the Fire Marshall and that both are compatible with the fire fighting methods and equipment utilized by local fire companies.
D. 
Stormwater management plan. A stormwater management plan as stipulated in § 281-26D, consistent with the terms of preliminary plan approval and modified as necessary to reflect any conditions for final approval.
E. 
Digital files. Final submittals shall include all required drawings and a digital file, if available, of all required drawings. Where applicable, all final drawings shall show North American Datum (1983) Pennsylvania State Plane Coordinate Grid in feet, and the digital file shall be in State Plane Feet Coordinates. All digital files shall reside on appropriate media acceptable to the borough and shall be on AutoCAD, Version 12 or later.