Township of West Hanover, PA Plan Specifications and Processing Procedures

Prior to the filing of a subdivision or land development plan for review and approval, the submission of an informal sketch plan for such subdivision or land development is strongly recommended.

The purpose of the sketch plan is for the applicant to present general information regarding the proposed subdivision and to receive comments from Township boards and commissions on the necessary requirements to achieve conformity with the standards of this chapter and other applicable ordinances, as well as being alerted to other factors which must be considered, prior to the expenditure of substantial sums of money on surveying, wetland delineation and engineering.

The Township agrees to act in good faith and confidentiality regarding sketch plans submitted for review. To encourage sketch plan submissions, the Township agrees to not apply a proposed change of the Zoning Ordinance[1] that would adversely affect the density or use allowed on a property that has submitted a sketch plan for review. However, once the Planning Commission undertakes Comprehensive Plan revisions required by the MPC (Municipal Planning Code),[2] the protection afforded by this section shall not apply until after any amendments are made to the Zoning Ordinance in accordance with the Comprehensive Plan update. This protection shall apply for a period of 90 days from the date of plan review and shall not be available again for a period of one year for the same property from the end of the ninety-day protection period.

Editor's Note: See Ch. 195, Zoning.

Editor's Note: See 53 P.S. § 10101 et seq.

Procedure. The applicant is encouraged to submit a sketch plan and make a verbal presentation regarding the site and proposed subdivision. It is an informal meeting prior to the submission of an application.

Pre-sketch-plan meeting. A meeting is strongly recommended between the Township's Zoning Officer and the applicant to introduce the applicant to the Township's zoning and subdivision regulations and procedures, to discuss the applicant's objectives, introduce the applicant to the four-step design process for subdivisions, and to schedule site visits prior to plan reviews.

Site inspection. Applicants are encouraged to arrange for a visit to the property by the Planning Commission and/or other municipal officials (applicants, their site designers, and the landowner are encouraged to accompany the Planning Commission). The purpose of the visit is to familiarize local officials with the property's existing conditions and special features, to identify potential site design issues, and to provide an informal opportunity to discuss site design concepts, including the general layout of designated required open space (if applicable) and potential locations for proposed buildings and street alignments. Comments made by municipal officials or their staff and consultants will be interpreted as being only advisory. It will be understood by all parties that no formal recommendations can be offered, and no official decisions can be made at the site visit.

Sketch plan submission.

The sketch plan should show in simple freehand pencil sketch form, the proposed project, providing sufficient information to clearly indicate the character and extent of the proposed subdivision or land development and its relationship to existing conditions and facilities within the area in which it is to be located.

It is recommended that the sketch plan submission include a map covering sufficient area to establish the location of the site, existing resources and elements of the Four-Step Process, as described below.

Sketch plan review. The Township will not in any case construe presentation of a sketch plan as an official submission for plan review. Because of its unofficial status, the sketch plan will not be subject to the time limitations for plan review specified by the Pennsylvania Municipalities Planning Code,[3] nor will the presentation of a sketch plan be considered a formal application, commencing the time limitation specified by Section 508 of said Code for approval of a preliminary plan or final plan. No fee will be required by the Township for the presentation of a sketch plan.

Editor's Note: See 53 P.S. § 10101 et seq.

Sketch plan information. To provide a full understanding of the site's potential and to facilitate the most effective exchange with the Planning Commission and other boards and commissions, it is recommended the sketch plan include, but is not limited to, the information listed below. None of the sketch plan data requirements go beyond what is required as part of a preliminary plan in § 173-12. Many of these items are available in published data, and as part of the Township's environmental resource inventory, and GIS mapping.

Name and address of the legal owner, the equitable owner, and/or the applicant;

Name and address for the person responsible for preparing the plan;

Plan shall be clearly labeled "Sketch Plan";

North arrow;

Approximate tract boundaries, sufficient to locate the tract on a map of the municipality;

Location map;

Zoning district;

Streets on and adjacent to the tract;

Approximately one-hundred-year floodplain limits;

Existing resources and site conditions. Topographic, physical, and cultural features including soil types, wooded areas, ditches, drains, dumps, storage tanks, ponds, streams within 200 feet of the tract, and existing rights-of-way and easements; cultural features such as all structures, foundations, walls, wells, trails, and abandoned roads; and

Proposed methods of water supply, sewage disposal, and stormwater management.

Four-step design process for subdivisions. It is highly recommended that a sketch plan be developed from the Four-Step Design Process in determining the layout of proposed conservation lands (open space, as defined in Article XVII, § 195-85), house sites, streets and lot lines,

Step 1: Delineate potential open space lands to be preserved; include floodplains, environmental protection overlay districts and conservation features, as defined in § 195-85. The actual minimum percentage and acreage of required open space lands should be calculated by the applicant and submitted as part of the sketch plan.

Primary open space lands include all constrained lands: wetlands, floodplains, hillsides and steep slopes, streams, ponds and lakes (as defined in Articles XV and XVI of the Zoning Ordinance[4]).

Editor's Note: See Ch. 195, Zoning, Arts. XV and XVI.

Secondary open space lands include those parts of the remaining buildable lands that might be considered for conservation. These include: mature woodlands, large individual trees of 15 inches in diameter or greater or of botanic significance, tree masses, trails, prime farmland, hedgerows, natural meadows, critical wildlife habitats and travel corridors, scenic viewsheds, sites listed on the Pennsylvania Natural Resource Inventory, rock outcroppings, historic structures and sites, and culturally or archeologically significant areas.

The remaining part of the property should be shown as the "potential development area."

Step 2: Location of house sites. Potential house sites should be tentatively located, using the proposed open space lands as a base map as well as other relevant factors such as topography and soils. House sites should generally be located in relationship to the environmental protection overlay districts as defined in Article XVI, taking into consideration the potential negative impacts of residential development on such areas as well as the potential positive benefits of such locations to provide attractive views and visual settings for residences.

Step 3: Alignment of streets. Upon designating the house sites, a street plan should be designed to provide vehicular access to each house, complying with the standards in Article XXI and bearing a logical relationship to topographic conditions. Impacts of the street plan on proposed conservation (open space) lands shall be minimized, particularly with respect to crossing environmentally sensitive areas such as wetlands and traversing slopes exceeding 15%. Street connections shall generally be encouraged to minimize the number of new culs-de-sac to be maintained by the municipality and to facilitate access to and from homes in different parts of the tract and adjoining parcels.

Step 4: drawing in the lot lines. Upon completion of the proceeding three steps, lot lines can be drawn in accordance with good planning design to delineate the boundaries of individual residential lots.

§ 173-10 Preapplication conference.

The purpose of the preapplication conference is to:

Foster informal plan review between the applicant and the municipality.

Reduce subdivision site plan design and development costs for the applicant.

Expedite the Township's review and approval process.

A preapplication conference shall be held with the municipality and/or the Township Engineer.

The applicant shall have prepared a completed subdivision or land development plan in accordance with Articles IV, V, VI, VII, VIII and IX, as necessary, and any other descriptive materials.

The preapplication conference shall be scheduled at least 28 days prior to the Planning Commission meeting.

[Amended 12-6-2004 by Ord. No. 2004-16]

The applicant may be charged reasonable fees for the preapplication and preconstruction conference services for the Township Engineer's attendance.

[Amended 9-8-2009 by Ord. No. 2009-16]

Due to the informal nature of the preapplication conference, the applicant or the Township shall not be bound by the determination of the preapplication conference.

§ 173-11 Minor subdivision and land development applications.

A land development where four or fewer units are proposed for development or subdivision where four or fewer lots proposed to be subdivided from a tract of land or where land is being transferred to be combined with an existing lot and no new streets are involved. A minor subdivision is a final plan and need not conform to preliminary plan requirements, unless otherwise agreed upon with the Board of Supervisors. In cases of final plans, the applicant shall submit an application that complies with this section.

[Amended 4-17-2000 by Ord. No. 2000-3; 12-1-2008 by Ord. No. 2008-17; 10-20-2022 by Ord. No. 2022-2]

The final plan shall be submitted and processed as required by § 173-14, Final plan procedure, and contain the following data and plan specifications:

Seventeen copies of the plan prepared by a registered surveyor or engineer on sheets at a minimum size of 17 inches by 22 inches and no larger than 24 inches by 36 inches clearly labeled "final plan."

[Amended 12-1-2008 by Ord. No. 2008-17]

The final plan shall be submitted containing the following information:

A separate drawing titled "The Original Property Description," depicting the outline of the property from which the lot or lots are being subdivided at a minimum scale of one inch equals 400 feet.

[Amended 4-17-2000 by Ord. No. 2000-3]

A location map on the plan (minimum scale one inch equals 1,000 feet) titled "Location Map," showing property location, streets and other pertinent information, in sufficient detail to adequately identify the property location.

If applicable, a separate drawing (minimum scale one inch equals 10 feet) titled "Driveway Profile," depicting the driveway profile, drainage conditions and entry to the street.

(d)

The subdivision and/or land development plan. A separate drawing of the proposed lot(s) (minimum scale one inch equals 100 feet), with lot area, lot number, lot dimensions, bearings and distances of lot lines, existing street right-of-way, dedicated right-of-way, street name and number and building setback lines.

[Amended 4-17-2000 by Ord. No. 2000-3]

(e)

The development or property name.

(f)

The municipality where the property is located.

(g)

The zoning district(s) in which the site is located.

(h)

The proposed land use and purpose for which sites, other than residential lots or parcels, within unit, cooperative or condominium subdivisions are dedicated or reserved.

(i)

Date of plan preparation.

(j)

Adjacent landowners' names, addresses and parcel numbers.

[Amended 12-1-2008 by Ord. No. 2008-17]

(k)

Reference to recorded subdivision plans of adjoining platted land by record name, date and number.

(l)

Tax parcel number.

(m)

The Township-issued identified number.

(n)

North arrow and scale for all drawings or maps.

(o)

Name, address and telephone number and e-mail address of the owner or applicant.

[Amended 12-1-2008 by Ord. No. 2008-17]

(p)

Name, address and telephone number, e-mail address and seal of the professional engineer certifying engineering aspects and the professional land surveyor certifying the accuracy of the plan survey (as defined herein). (Example contained in Exhibit I herein.[1])

[Amended 12-1-2008 by Ord. No. 2008-17]

Editor's Note: Exhibit I is included at the end of this chapter.

(q)

Certification of ownership and dedicatory statement signed by owner. (Example contained in Exhibit I herein.)

(r)

Notary public and recording statement. (Example contained in Exhibit I herein.)

(s)

Approval blocks to be signed by the Planning Commission and the Board of Supervisors. (Example contained in Exhibit II herein.[2])

Editor's Note: Exhibit II is included at the end of this chapter.

(t)

Location of existing buildings, streets, septic system(s), stormwater facilities, culverts, fire hydrants, sanitary sewers, well(s) and other significant man-made features located on or adjacent to the proposed lots.

[Amended 4-17-2000 by Ord. No. 2000-3]

(u)

Existing natural features such as alluvial soils, floodplain (one-hundred-year-flood elevations), rock outcrops, steep slopes, and wooded areas, watercourses, and wetlands delineated in accordance with Article VI, § 173-30, and other natural features.

(v)

Location and description of survey monuments shown on the plan.

(w)

The primary control point.

(x)

Existing and proposed protective covenants running with the land, if any.

(y)

Existing public or private easements, such as but not limited to utility, stream, lakes and ponds, stormwater, erosion control, access and conservation; and the location of any public utilities.

(z)

The source of the proposed water supply should be identified; location of proposed wells.

(aa)

Perc and probe sites when on-site facilities are planned.

(bb)

Existing contours at vertical intervals of two feet, except in areas where the slope is greater than 15%, in which case the contour interval shall be five feet.

(cc)

Existing and proposed driveway locations depicting sight distance and sight triangle in accordance with Article VI, § 173-25J(11).

(dd)

Place the following as a conspicuous stand-alone note on the cover sheet: "The owner or contractor must schedule a preconstruction conference with the Township Engineer to be held at least four working days prior to the start of any site construction, earth disturbance, clearing or grubbing. Also, the owner or contractor shall contact the Township Engineer at least four working days prior to the start of any site construction, earth disturbance, clearing or grubbing to facilitate construction observation."

[Added 9-8-2009 by Ord. No. 2009-16[3]]

Editor's Note: This ordinance also provided for the redesignation of former Subsection B(2)(dd) and (ee) as Subsection B(2)(ee) and (ff), respectively.

(ee)

Modifications of requirements shall be submitted in writing at time of submission of the final plan in accordance with Article XI.

(ff)

Such other data as may be required by the Planning Commission or Board of Supervisors in the enforcement of this chapter.

The final plan shall also be accompanied by the following ancillary data, as applicable, and may be approved as a condition upon the applicant's written acceptance of the condition(s):

An erosion and sedimentation control plan as required by the Pennsylvania Clean Streams Law,[4] and the Pennsylvania Department of Environmental Protection (PADEP) Erosion and Sediment Pollution Control Program Manual (April 1990): (Title 25, Part I, Subpart C, Article II, Chapter 102 - Erosion Control). The plan content shall be prepared in accordance with the erosion control measures set forth in § 173-29.

[Amended 3-21-2005 by Ord. No. 2005-3]

Editor's Note: See 35 P.S. § 691.1 et seq.

A copy of the Sewage Module for Land Development or other equivalent documentation submitted to the Sewage Enforcement Officer and ready for submission to the PADEP in compliance with the requirements of the Pennsylvania Sewage Facilities Act[5] and Chapter 71 of Title 25 of the Pennsylvania Code.

[5]

Editor's Note: See 35 P.S. § 750.1 et seq.

State highway occupancy permits.

Where the proposed subdivision or land development abuts a state highway (Pennsylvania Route or United States Route), the following two notes shall be added to the plan:

[a]

No. 1: "A highway occupancy permit is required pursuant to Section 420 of the Act of June 1, 1945, (P.L. 1242, No. 428)."

[b]

No. 2: "No building permit will be issued for any lot or parcel which will require access to a state highway until authorized by a Pennsylvania Department of Transportation highway occupancy permit."

In addition, the Township Engineer shall certify, in writing, that the clear sight distance standards and other safety requirements contained in this chapter have been met.

(d)

Township road occupancy permits. Where the proposed subdivision or land development abuts a Township street, each lot must be approved by the Township Engineer that proper sight distance and other safety requirements contained in this chapter have been met. A note shall be added to the plan as follows:

[Amended 4-17-2000 by Ord. No. 2000-3]

"No building permit will be issued until a Township Engineer has verified the sight distance."

(e)

When any portion of the tract proposed for subdivision or land development is located within an identified flood district or floodplain area, the information required in Article VI, § 173-24E, shall be provided as part of the final plan and shall be prepared by a registered engineer or surveyor.

(f)

A final drainage and stormwater management plan (D/SWM plan), approved by the Township Engineer. (See Article VII of this chapter.)

[Amended 3-21-2005 by Ord. No. 2005-3]

(g)

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 development, applicants shall present evidence to the Board of Supervisors that the subdivision is to be supplied by a certified public utility, a bona fide cooperative association of lot owners or by a municipal corporation, authority or utility. A copy of a certificate of public convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to service the area in question, whichever is appropriate, shall be acceptable.

(h)

A wetlands study in accordance with Article VI, § 173-30.

(i)

A traffic impact study, if required, in accordance with Article IX.

(j)

If public sewers are proposed, a certification letter from the Township Water and Sewer Authority indicating that there is sufficient capacity available for the subdivision or land development. If applicable, the professional services and review escrow agreement shall be submitted with the application.

[Amended 4-17-2000 by Ord. No. 2000-3]

(k)

In the case of subdivision and land development plans proposed for the sale of lots only, the subdivider shall include on the final plan a covenant with the land assuring the implementation by the lot owners of the erosion and sedimentation control plan and approved D/SWM plan, as may be required by Chapter 168, Stormwater Management of the Township Code. Any approved operations and maintenance plans and agreements required under Chapter 168, § 168-22, shall be provided to the Township prior to recording and will remain a permanent record with the final plan application.

[Amended 3-21-2005 by Ord. No. 2005-3]

(l)

All required permits and documentation from the PADEP, any other commonwealth agency and local municipality where any alteration or relocation of a stream or watercourse is proposed.

(m)

Such other certificates, affidavits, endorsements or dedications as may be required by the Board of Supervisors or Planning Commission in the enforcement of this chapter.

(n)

Legal descriptions for roads are to be prepared and submitted prior to final approval.

[Added 12-1-2008 by Ord. No. 2008-17]

(o)

All subdivision proposals and development proposals containing at least 50 lots or at least five acres, whichever is the lesser, in flood hazard areas where base flood elevation data are not available shall be supported by hydrologic and hydraulic engineering analyses that determine base flood elevations and floodway information. The analyses shall be prepared by a licensed professional engineer in a format required by FEMA for a conditional letter of map revision (CLOMR) or letter of map revision (LOMR). Submittal requirements and processing fees shall be the responsibility of the applicant.

[Added 9-4-2012 by Ord. No. 2012-17]

Before acting on a minor subdivision plan, the Board of Supervisors may hold a public hearing thereon after proper public notice.

§ 173-12 Preliminary plan procedure.

The applicant shall submit to the Township Zoning Administrator or his designee the appropriate filing fees and 16 copies of a preliminary plan of the proposed subdivision or land development and other required data and maps. The preliminary plan shall be submitted not less than 21 calendar days prior to the regular meeting of the Planning Commission at which consideration is desired. The applicant shall submit concurrently, with the preliminary plan, three copies of the sewage Plan Revision Module for Land Development, if applicable.

[Amended 12-6-2004 by Ord. No. 2004-16; 8-6-2012 by Ord. No. 2012-14]

Filing of preliminary plan.

Upon filing of the preliminary plan, the Township Zoning Administrator shall, within seven working days, forward a copy with the appropriate review fee to the Dauphin County Planning Commission. The Township Zoning Administrator will likewise forward copies to the Township Engineer and may, as appropriate, forward copies to affected public utilities, school district, Dauphin County Conservation District, fire departments, emergency response agencies and other public agencies for review and report to the Township.

[Amended 4-17-2000 by Ord. No. 2000-3; 8-6-2012 by Ord. No. 2012-14]

The Board of Supervisors, upon the recommendation of the Planning Commission, shall act on any such preliminary plan and communicate its decision to the applicant not later than 90 days following the date of the regular meeting of the Board of Supervisors or the Planning Commission (whichever first reviews the application) following the date the application is filed. Should the next regular meeting of the Planning Commission occur more than 30 days following the filing of the application with the Board of Supervisors, said ninety-day period shall be measured from the 30th day following the day the application has been filed with the Board of Supervisors.

In the event that any modification of requirements from this chapter is requested by the applicant or is deemed necessary for approval in accordance with Article XI, the modification request, the provision(s) involved, the hardship upon which the requirement is based and the minimum modification necessary shall be entered in the records of the Planning Commission and/or Board of Supervisors.

[Amended 8-6-2012 by Ord. No. 2012-14]

The Dauphin County Planning Commission shall review the preliminary plan and data and shall return a copy of a written report indicating its recommendations to the Board of Supervisors within 30 days of its receipt of the same or forfeit its right to review. The Township shall not approve applications until the county report is received or until the expiration of 30 days from the date the application was forwarded to the county.

Before taking final action on any submitted preliminary plan, the Township Zoning Administrator or his designee shall submit copies of the preliminary plan and accompanying data to the Township Engineer, who shall advise the Board of Supervisors and the Planning Commission as to the suitability of all engineering details and specifications as per this chapter. As necessary, the Township Zoning Administrator or his designee, on behalf of the Planning Commission, may submit copies of the preliminary plan to all affected public utilities which shall be requested to make recommendations as to the utility easements; to the Pennsylvania Department of Transportation, where the subdivision or land development will front on an existing or proposed state highway or has a proposed street entering such highways.

[Amended 8-6-2012 by Ord. No. 2012-14]

The Board of Supervisors shall determine whether the plan shall be approved, approved with conditions acceptable to the applicant or disapproved. The decision of the Board of Supervisors shall be in writing and shall be communicated to the applicant personally or mailed to him as his last known address not later than 15 days following the decision. If the plan is approved with conditions, the applicant shall respond to the Board of Supervisors indicating acceptance or rejection of such conditions. Such response shall be in writing, signed by the applicant, and shall be received by the Township Zoning Administrator or his designee within 10 calendar days of receipt by the applicant of the Board of Supervisors’ decision to approve the plan with conditions. Approval of the plan shall be rescinded automatically upon the applicant’s failure to accept or reject such conditions in the manner and within the time frame noted above.

[Amended 8-6-2012 by Ord. No. 2012-14]

Before acting on any subdivision plan, the Board of Supervisors may hold a public hearing thereon after proper public notice.

When the application is not approved in terms as filed, the decision shall specify the defects found in the application and shall, in each case, cite the applicable provisions of this chapter.

Failure of the Board of Supervisors to render a decision and communicate it to the applicant within the time and in the manner required herein shall be deemed an approval of the application in terms as presented unless the applicant has agreed, in writing, to an extension of time or change in the prescribed manner of presentation of communication of the decision, in which case failure to meet the extended time or change in manner of presentation of communication shall have like effect. (See exhibit "Time Extension Agreement."[1])

Editor's Note: Exhibit III, Sample Time Extension Agreement, is included at the end of this chapter.

All conditional use issues shall be identified, hearings applied for and held, and decisions rendered by the appropriate governing body prior to any recommendation of approval of the preliminary plan by the Planning Commission. Time extensions may therefore be necessary to meet approval timetables.

[Added 8-6-2012 by Ord. No. 2012-14[2]]

Editor’s Note: This ordinance also provided for the redesignation of former Subsections I and J as Subsections J and K, respectively.

Approval of the preliminary plan constitutes approval of the proposed subdivision or land development with respect to the general design, the approximate dimensions and other planned features. Preliminary approval binds the developer to the general scheme of the plan as approved. Preliminary approval does not authorize the recording, sale or transfer of lots.

Effect of ordinance changes on preliminary plan. See Article XII.

§ 173-13 Preliminary plan specifications.

[Amended 4-17-2000 by Ord. No. 2000-3]

The preliminary plan shall be submitted and processed as required by § 173-12, Preliminary plan procedure, and contain the following data and plan specifications:

[Amended 12-6-2004 by Ord. No. 2004-16]

The preliminary plan shall be submitted containing the following information:

A separate drawing titled "The Original Property Description," depicting the outline of the property from which the lot or lots are being subdivided at a minimum scale of one inch equals 400 feet.

If applicable, a separate drawing (one inch equals 50 feet horizontal and one inch equals five feet vertical) titled "Driveway Profile," depicting the driveway profile, drainage conditions and entry to the street.

[Amended 5-21-2018 by Ord. No. 2018-06]

The subdivision and/or land development plan. A separate drawing of the proposed lot(s) (minimum scale one inch equals 100 feet), with lot area, lot number, proposed lot dimensions, proposed lot lines, existing street right-of-way, dedicated right-of-way, proposed street name and number and building setback lines.

The subdivision plan or land development plan shall show the following information if phasing of the development and improvements is proposed:

Reference outlining and/or indicating all lots in each phase.

Each phase, except the last phase, must contain a minimum of 25% of the total number of lots or dwelling units.

A schedule indicating the intended deadlines for filing a final plan for each phase. The schedule shall be updated annually be the application or before the anniversary date of the preliminary plan approval, until final approval of the final phase is granted. Schedule modifications shall be subject to the approval of the Board of Supervisors.

Location of any proposed site improvements such as curbs, sidewalks, street trees, fire hydrants and, when the proposed development includes other than individual residences, the type of land use and the location of structures and parking facilities.

The development or property name.

The municipality where the property is located.

The zoning district(s) in which the site is located.

The proposed land use and purpose for which sites, other than residential lots or parcels within unit, cooperative or condominium subdivisions are dedicated or reserved.

Date of plan preparation.

The adjacent landowners' names, addresses and parcel numbers.

[Amended 12-1-2008 by Ord. No. 2008-17]

Reference to recorded subdivision plans of adjoining platted land by record name, date and number.

Tax parcel number.

(15)

The Township-issued identified number.

(16)

North arrow and scale for all drawings or maps.

(17)

Name, address, telephone number and e-mail address of the owner or applicant.

[Amended 12-1-2008 by Ord. No. 2008-17]

(18)

Name, address, telephone number, e-mail address and seal of the professional engineer certifying engineering aspects and the professional land surveyor certifying the accuracy of the plan survey (as defined herein). (Example contained in Exhibit I herein.[1])

[Amended 12-1-2008 by Ord. No. 2008-17]

Editor's Note: Exhibit I is included at the end of this chapter.

(19)

Certification of ownership and dedicatory statement signed by the owner. (Example contained in Exhibit I herein.)

(20)

Notary public and recording statement. (Example contained in Exhibit I herein.)

(21)

Approval blocks to be signed by the Planning Commission and the Board of Supervisors. (Example contained in Exhibit II herein.[2])

Editor's Note: Exhibit II is included at the end of this chapter.

(22)

(23)

Existing natural features such as alluvial soils, floodplain (one-hundred-year-flood elevations), rock outcrops, steep slopes, and wooded areas, watercourses, wetlands delineated in accordance with Article VI, § 173-30, and other natural features.

(24)

Location and description of survey monuments shown on the plan.

(25)

The primary control point.

(26)

Proposed protective covenants running with the land, if any.

(27)

Existing public or private easements, such as but not limited to utility, stream, lakes and ponds, stormwater, erosion control, access, conservation; and the location of any public utilities.

(28)

An indication of the general location of proposed water mains, sanitary sewers and stormwater catch basins and lines. The preliminary size of each line should be shown as well as the locations of or distances to any existing line to be connected to, with the size of such existing lines indicated.

(29)

The source of the proposed water supply should be identified; location of proposed wells.

(30)

Proposed perc and probe sites when on-site facilities are planned.

(31)

Existing contours at vertical intervals of two feet, except in areas where the slope is greater than 15%, in which case the contour interval shall be five feet.

(32)

Existing and proposed driveway locations depicting sight distance and sight triangle in accordance with Article VI, § 173-25J(11).

(33)

Streetlighting facilities in accordance with Article VI, § 173-24I.

(34)

Modifications of requirements shall be submitted, in writing, at time of submission of the final plan in accordance with Article XI.

(35)

Such other data as may be required by the Planning Commission or Board of Supervisors in the enforcement of this chapter.

The preliminary plan shall also be accompanied by the following ancillary data, as applicable, and may be approved as a condition upon the applicant's written acceptance of the condition(s):

An erosion and sedimentation control plan as required by the Pennsylvania Clean Streams Law,[3] and the PADEP Erosion and Sediment Pollution Control Program Manual (April 1990): (Title 25, Part I, Subpart C, Article II, Chapter 102 - Erosion Control). The plan content shall be prepared in accordance with the erosion control measures set forth.

Editor's Note: See 35 P.S. § 691.1 et seq.

A copy of the Sewage Module for Land Development or other equivalent documentation submitted to the Sewage Enforcement Officer and ready for submission to the PADEP in compliance with the requirements of the Pennsylvania Sewage Facilities Act[4] and Chapter 71 of Title 25 of the Pennsylvania Code.

Editor's Note: See 35 P.S. § 750.1 et seq.

State highway occupancy permits.

Where the proposed subdivision or land development abuts a state highway (Pennsylvania Route or United States Route), the application shall begin preparation of a highway occupancy permit to be submitted to the Commonwealth of Pennsylvania Department of Transportation for review.

The Township Engineer shall certify, in writing, that the clear sight distance standards have been met.

Township road occupancy permits. Where the proposed subdivision or land development abuts a Township street, the applicant should verify that property sight distance is available for each proposed lot in accordance with Article VI, § 173-25L(10).

When any portion of the tract proposed for subdivision or land development is located within an identified flood district or floodplain area, the information required in Article VI, § 173-24D, shall be provided as part of the preliminary plan and shall be prepared by a registered engineer or surveyor.

General plans for drainage and stormwater management which may include but not be limited to the collection, detention or retention of runoff of surface water and its outfall, together with design analyses and other supporting data for the Township Engineer's review. (See Article VII.)

[Amended 3-21-2005 by Ord. No. 2005-3]

A preliminary wetlands analysis in accordance with Article VI, § 173-30.

Total acreage, number of lots, minimum lot areas, density, use of land, and setback lines in tabular form. The applicant shall be required to delineate the various phased sections (if applicable) and sequence of final plan submissions.

Parcels of land intended to be dedicated or reserved for schools, parks, playgrounds, parking areas, common open space or other public, semipublic or community purposes.

Evidence, in writing, where 25 or more dwelling units are proposed in a subdivision or land development, from the school district in which the subdivision or land development is located containing the review and comments of the proposed development.

A traffic impact study, if required, in accordance with Article IX.

[Added 9-4-2012 by Ord. No. 2012-17]

Before acting on a preliminary subdivision plan, the Board of Supervisors may hold a public hearing thereon after proper public notice.

§ 173-14 Final plan procedure.

The applicant shall, not later than one year after the date of approval of the preliminary plan, for that portion intended to be developed, file with the Township Code Enforcement Officer or his designee a final plan. Such filing shall include, as part of the formal submission, all the material and other ancillary data required under the final plan specifications as listed in § 173-13A, B and C of this chapter. Failure to comply with the time limitation herein provided shall make the approval of the preliminary plan null and void.

The final plan shall incorporate all the changes and modifications required by the Board of Supervisors; otherwise it shall conform to the approved preliminary plan, and it may constitute only that portion of the approved preliminary plan which the applicant proposes to record and develop at the time, provided that such portion conforms with all of the requirements of this chapter and the phasing requirements of the MPC, Act 247, as amended.[1]

Editor's Note: See 53 P.S. § 10101 et seq.

The applicant shall submit to the Township Zoning Administrator the appropriate filing fees and 17 copies of the final subdivision or land development plan and other required data and maps. The final plan shall be submitted not less than 21 calendar days prior to the regular meeting of the Planning Commission at which consideration is desired. The applicant shall submit concurrently, with the final plan, three copies of the sewage Plan Revision Module for Land Development, if applicable. Upon receipt of the plan, the Zoning Administrator shall forward a copy of the plan, with the appropriate review fee, to the Dauphin County Planning Commission. The Township Zoning Administrator shall likewise forward copies to the Township Engineer and may, as appropriate, forward copies to affected public utilities, school districts, fire departments, emergency response agencies and other public agencies for review and report to the Township.

[Amended 4-17-2000 by Ord. No. 2000-3; 12-6-2004 by Ord. No. 2004-16]

Completion of improvements or guaranty thereof prerequisite to final plan approval shall be in accordance with Article V.

Before acting on any subdivision plan, the Board of Supervisors may hold a public hearing thereon after public notice.

The Board of Supervisors, upon the recommendation of the Planning Commission, shall act on the final subdivision or land development plan within 90 days and in accordance with Article II, § 173-3.

The Board of Supervisors shall determine whether the plan shall be approved, approved with conditions acceptable to the applicant or disapproved. The decision of the Board of Supervisors shall be in writing and shall be communicated to the applicant personally or mailed to him at his last known address not later than 15 days following the decision. If the plan is approved with conditions, the applicant shall respond to the Board of Supervisors indicating acceptance or rejection of such conditions. Such response shall be in writing, signed by the applicant, and be received by the Township Code Enforcement Officer or his designee within 10 calendar days of receipt by the applicant of the Board of Supervisors' decision to approve the plan with conditions. Approval of the plan shall be rescinded automatically upon the applicant's failure to accept or reject such conditions in the manner and within the time frame noted above.

No changes, erasures, modifications or revisions shall be made on any final plan of a subdivision or land development after approval has been given by the Board of Supervisors, and endorsed in writing on the plan, unless the plan is first resubmitted to the Board of Supervisors.

Recordation of approved plan; digital submission requirements.

[Amended 11-4-2002 by Ord. No. 2002-9; 12-1-2008 by Ord. No. 2008-17]

Within 90 days after the date of approval of a final plan by the Board of Supervisors and upon all conditions being met, the developer shall record the approved subdivision or land development plan in the office of the Recorder of Deeds of Dauphin County and return a digital submission and two paper copies of the plan to the Township for its records, with the instrument number and date recorded indicated on the plan.

Digital submission requirements. All plans and as-built drawings submitted digitally shall meet the following standards:

All data submitted shall be in compliance with the Manual of Practice for Professional Land Surveyors in the Commonwealth of Pennsylvania.

All digital files submitted shall be based on accurate geometric calculations.

Digital submissions shall have all layers clearly and separately represented. Included with all digital submissions, a metadata file shall be included outlining the following:

A list of all layers, with a description of what those layers represent.

A list of all point files and break lines, with a description of any abbreviations.

(d)

All plans must be in Pennsylvania State Plane Coordinate System South Zone, utilizing the North American Datum of 1983 (NAD83) and the North American Vertical Datum of 1988 (NAVD88). Units shall be in U.S. survey feet.

(e)

All plans must be submitted in AutoCAD drawing (.dwg), AutoCAD interchange (.dxf), ArcView Shapefile (.shp), or ESRI GeoDatabase format on CD-Rom or other agreeable format acceptable to the Township.

Whenever plan approval by the Board of Supervisors is required, the Dauphin County Recorder of Deeds shall not accept any plan for recording unless such plan officially notes the approval of the Board of Supervisors and review by the Dauphin County Planning Commission. After the plan has been approved and recorded as provided in this chapter, all streets and public grounds on such plan shall become a part of the Official Map of the Township.

§ 173-15 Final plan specifications.

[Amended 4-17-2000 by Ord. No. 2000-3]

The final plan shall be submitted and processed as required by § 173-14, Final plan procedure, and contain the following data and plan specifications:

[Amended 12-6-2004 by Ord. No. 2004-16]

The final plan shall be submitted containing the following information:

A separate drawing titled "The Original Property Description," depicting the outline of the property from which the lot or lots are being subdivided at a minimum scale of one inch equals 400 feet.

[Amended 5-21-2018 by Ord. No. 2018-06]

The development or property name.

The municipality where the property is located.

The zoning district(s) in which the site is located.

The proposed land use and purpose for which sites, other than residential lots or parcels, within unit, cooperative or condominium subdivisions are dedicated or reserved.

Date of plan preparation.

Adjacent landowners' names, addresses and parcel numbers.

[Amended 12-1-2008 by Ord. No. 2008-17]

Reference to recorded subdivision plans of adjoining platted land by record name, date and number.

Tax parcel number.

The Township-issued identified number.

North arrow and scale for all drawings or maps.

(15)

Name, address, telephone number and e-mail address for owner or applicant.

[Amended 12-1-2008 by Ord. No. 2008-17]

(16)

[Amended 12-1-2008 by Ord. No. 2008-17]

Editor's Note: Exhibit I is included at the end of this chapter.

(17)

Certification of ownership and dedicatory statement signed by the owner. (Example contained in Exhibit I herein.)

(18)

Notary public and recording statement. (Example contained in Exhibit I herein.)

(19)

Approval blocks to be signed by the Planning Commission and the Board of Supervisors. (Example contained in Exhibit II herein.[2])

Editor's Note: Exhibit II is included at the end of this chapter.

(20)

(21)

(22)

Location and description of survey monuments shown on the plan.

(23)

The primary control point.

(24)

Existing and proposed protective covenants running with the land, if any.

(25)

Existing public or private easements, such as but not limited to utility, stream, lakes and ponds, stormwater, erosion control, access and conservation; and the location of any public utilities.

(26)

The source of the proposed water supply should be identified; location of proposed wells.

(27)

Perc and probe sites when on-site facilities are planned.

(28)

Existing contours at vertical intervals of five feet.

(29)

Existing and proposed driveway locations depicting sight distance and sight triangle in accordance with § 173-25L(10).

[Amended 6-4-2012 by Ord. No. 2012-06]

(30)

Streetlighting facilities, as applicable.

(31)

Modifications of requirements shall be submitted, in writing, at time of submission of the final plan in accordance with Article XI.

(32)

[Added 9-8-2009 by Ord. No. 2009-16[3]]

Editor's Note: This ordinance also provided for the redesignation of former Subsection B(2)(32) and (33) as Subsection B(2)(33) and (34), respectively.

(33)

Such other data as may be required by the Planning Commission or Board of Supervisors in the enforcement of this chapter.

(34)

Legal descriptions for roads are to be prepared and submitted prior to final approval.

[Added 12-1-2008 by Ord. No. 2008-17]

The final plan shall also be accompanied by the following ancillary data, as applicable, and may be approved as a condition upon the applicant's written acceptance of the condition(s):

A final erosion and sedimentation control plan as required by the Pennsylvania Clean Streams Law,[4] and the PADEP Erosion and Sediment Pollution Control Program Manual (April 1990): (Title 25, Part I, Subpart C, Article II, Chapter 102 - Erosion Control). The plan content shall be prepared in accordance with the erosion control measures set forth in § 173-29.

[Amended 3-21-2005 by Ord. No. 2005-3]

Editor's Note: See 35 P.S. § 691.1 et seq.

A copy of the Sewage Module for Land Development or other equivalent documentation approved by the PADEP in compliance with the requirements of the Pennsylvania Sewage Facilities Act[5] and Chapter 71 of Title 25 of the Pennsylvania Code.

[5]

Editor's Note: See 35 P.S. § 750.1 et seq.

State highway occupancy permits.

Where the proposed subdivision or land development abuts a state highway (Pennsylvania Route or United States Route), the following two notes shall be added to the plan:

No. 1: "A highway occupancy permit is required pursuant to Section 420 of the Act of June 1, 1945 (P.L. 1242, No. 428)."[6]

[6]

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

No. 2: "No building permit will be issued for any lot or parcel which will require access to a state highway until authorized by a Pennsylvania Department of Transportation highway occupancy permit."

In addition, the Township Engineer shall certify, in writing, that the clear sight distance standards have been met.

"No building permit will be issued until the Township Engineer has verified the sight distance."

When any portion of the tract proposed for subdivision or land development is located within an identified flood district or floodplain area, the information required in Article VI, § 173-24E shall be provided as part of the final plan and shall be prepared by a registered engineer or surveyor.

A final stormwater management plan (SWM plan), approved by the Township Engineer, including appropriate permit transfers of maintenance and access easements prior to Township acceptance. (See Article VII of this chapter.)

[Amended 3-21-2005 by Ord. No. 2005-3; 6-4-2012 by Ord. No. 2012-06]

A final wetlands study in accordance with Article VI, § 173-30.

Parcels of land intended to be dedicated or reserved for schools, parks, playgrounds, parking areas, common open space or other public, semipublic or community purposes.

A final traffic impact study in accordance with Article IX.

Profiles of streets and alleys showing grades.