A.
On the first business day of the month, in order to be placed on the Planning Commission agenda for that month, the applicant shall submit an application for review of preliminary subdivision and/or land development plan, copies of the preliminary plans, and copies of supporting documentation and reports prepared in accordance with §§ 165-8 and 165-11.
(1)
When revised submissions are made, only five sets of plans and two
sets of supporting documentation and reports shall be submitted to
the Township Administrator. Revised submissions must be made at least
five working days prior to the scheduled meeting at which the plan
is to be reviewed by the Township Planning Commission or Board of
Supervisors.
B.
Drafting standard.
(1)
The plan shall be drawn clearly and legibly at a standard scale,
such as one inch equals 10 feet, 20 feet, 30 feet, 40 feet, 50 feet,
or 100 feet.
(2)
Dimensions for the entire property boundary shall be in feet and
decimals and all bearings shall be in degrees, minutes, and seconds
read in a clockwise direction. The description shall be based upon
a field survey and have an error of closure not greater than one foot
in 10,000 feet. For a parent tract greater than 50 acres from which
a parcel or parcels are to be subdivided, the parent tract may be
based on deed calls provided the total area of the parcels to be subdivided
is less than or equal to 1/10 the size of the parent tract. However,
any property line used to create or modify lots shall be based upon
an actual field survey.
(3)
The sheet size shall be a standard size that legibly shows all of
the required information, such as 24 inches by 36 inches. If a plan
is prepared in more than one section, a key map showing the location
of the various sections shall be placed on each sheet. If more than
one sheet is required, each sheet shall be numbered to show the relationship
to the total number of sheets and a sheet layout index shall be provided.
(4)
All profile sheets shall include both horizontal and vertical alignments
on the same sheet with vertical scale of one inch equals five feet
and a horizontal scale consistent with the subdivision or land development
plan as submitted.
(5)
All submissions shall include an existing features sheet relating
the existing features on the site to the existing property line.
(6)
Applicants should also provide a PDF electronic copy of each version
of the proposed plans.
C.
Location and identification. The following shall be shown on the
plan:
(1)
The designation "preliminary plan."
(2)
The proposed project name or identifying title.
(3)
The municipality or municipalities in which the land is located along
with all municipal boundaries if the project is near a municipal boundary
line.
(4)
The name and address of the owner, equitable owner, developer, and
firm that prepared the plans, as applicable.
(5)
The source of title to the land included within the project area
as shown in the office of the York County Recorder of Deeds.
(6)
The map and lot number assigned to the property by the York County
Tax Assessment office.
(7)
The last known names and deed references of primary owners of all
immediately adjoining property.
(8)
The location and description of existing and proposed lot line markers
and monuments along the perimeter of the entire existing property.
All property corner monumentation shall be labeled as "found," "set,"
or "to be set."
(9)
A North point (oriented to the top of the plan sheet, if practical),
a graphic scale, a written scale and the plan preparation date (including
month, day, and year) including the date of all plan revisions.
(10)
The total acreage of the existing and proposed parcels and the
total number of existing and proposed lots.
(11)
A location map drawn to a scale of not less than one inch equals
2,000 feet relating the property to at least two intersections of
existing roads and showing any municipal boundaries.
(12)
The zoning district for the subject property and the surrounding
land, the allowable lot size, density, lot coverage, and building
coverage.
(13)
A statement on the plan identifying any existing or proposed
waivers, variances, special exceptions, conditional uses, and/or existing
nonconformities.
D.
Existing and proposed features.
(1)
Existing and proposed contours of the site at a vertical interval
of two feet for sites with an average slope of 10% or less and at
a vertical interval of five feet for sites with average slopes exceeding
10%.
(2)
A benchmark shall be established within or immediately adjacent to
the property. When within 2,000 feet of a Township GPS monument, such
monument shall be used as the benchmark. When not available, the benchmark
datum shall be based upon the United States Geodetic Survey (U.S.G.S.).
(3)
The soil boundaries and types shall be shown on the plans along with
a table identifying the soil type, average slope, and degree of erosion
for each soil. All soil data shall be based upon information from
the United States Natural Resource Conservation Service (formerly
the SCS) or an actual soil survey of the property by a qualified soil
scientist.
(4)
The location of all wetlands (as delineated by a qualified professional),
all streams and watercourses, wooded areas, rock outcropping (greater
than five feet in diameter) and existing historic sites (as listed
with Historic York, Inc. and/or on the historic resources website
of the Pennsylvania Historical and Museum Commission).
(6)
Any of the following located within the development area or approximate
locations within 400 feet of the development area when having an impact
on the development:
(a)
Streets, access drives, alleys, and driveways (including name,
right-of-way width, and cartway width).
(b)
All public or community sanitary sewer and water supply facilities.
(c)
All on-lot sanitary sewer and water supply facilities within
100 feet from the lot lines of the project.
(d)
Stormwater management swales and basins.
(e)
Electric, gas and oil transmission lines.
(f)
Fire hydrants.
(g)
All easements and rights-of-way including those for access,
stormwater management, and utilities.
(h)
Buildings.
(7)
Complete description of the center line for all new streets and alleys
including distances and bearings with curve segments comprised of
radius, tangent, arc and chord.
(8)
Typical cross-sections, names, center line profiles, and widths of
rights-of-way and cartways for all new streets and alleys. The length
of all new streets and alleys shall be noted in the site data.
(9)
The layout of lots showing approximate dimensions, lot areas, lot
numbers, and a summary table identifying the number of proposed structures
and dwelling units, the density, and the minimum lot area required.
(10)
All zoning data including the proposed total number of lots,
units of occupancy, density, minimum lot size, lot coverage, building
coverage, types of sanitary sewage disposal and water supply (including
the name of the authorities providing sewer and water), and the proposed
land use. If multiple land uses are proposed, the location of each
land use shall be shown on the plans. Additionally, a statement showing
the criteria used to calculate the required off-street parking, lot
coverage, and other zoning data as required by the Township Zoning
Ordinance[1] shall be provided.
(11)
The location and configuration of all proposed buildings and
structures, parking compounds, streets, access drives, driveways,
curbs, sidewalks, street trees, signs, lighting, and trash collection
areas, as applicable.
(12)
Building setback lines with distances from the property and
street right-of-way. For rectangular lots, a typical example may be
used to show side and rear yard setbacks. For irregularly shaped lots,
however, all setback lines shall be shown and dimensioned.
(13)
Vertical and horizontal alignment for each proposed street,
sanitary sewer facility, water distribution system, and stormwater
management facility. All profiles shall show the existing (natural)
profile along the center line, proposed grade at the center line,
and length of all proposed vertical curves for streets. All sanitary
sewer and water distribution systems shall provide manhole locations
and numbers (based on the Township numbering system), locations of
all service connections, rim and invert elevations, and size, type,
and slope of piping.
(14)
When on-site water supply is proposed, the approximate location
of all well sites shall be shown. The required isolation distance
of proposed wells from on-lot sewage disposal systems shall be shown
on the plans.
(15)
For all land development plans, a grading plan shall be provided
which shows the finished grades and ground floor elevations.
(16)
Land that was dedicated or is intended to be dedicated as common
open space, recreation land or in conservation easements.
(17)
A landscaping plan in accordance with Article IX and the location of all planting screens and/or buffer yards.
(18)
Clear sight triangles at street intersections as set forth in § 165-38E(6) of this chapter.
(19)
If construction is to occur in phases, a plan showing the progression
of phases, how each phase is related to completed and future phases,
and a timeline indicating when each phase is to be commenced and completed.
E.
Certification and notification.
(1)
A statement on the plan by the professional responsible for the development
of the plan that the plan and accompanying reports are correct. If
the plan involves new lots or changes to lot lines, a statement shall
also be required from a licensed surveyor. These statements shall
appear on the plans and all accompanying reports and shall include
the signature and seal of the professional. See Appendix No. 1 for
the required wording.[2]
[2]
Editor's Note: Appendix Nos. 1 through 6 are included as an attachment to this chapter.
(2)
A notarized statement acknowledging that the subdivision and/or land
development shown on the plan is presented with the consent of the
landowner. See Appendix No. 2.[3]
[3]
Editor's Note: Appendix Nos. 1 through 6 are included as an attachment to this chapter.
(3)
Signature blocks for the Board of Supervisors, Planning Commission,
and the Township Engineer. See Appendix No. 3.[4]
[4]
Editor's Note: Appendix Nos. 1 through 6 are included as an attachment to this chapter.
(4)
A signature block for the York County Planning Commission and a space
for the York County Recorder of Deeds information.
(5)
Where the land included in the subject application has an electric,
telecommunication, a gas or petroleum products pipeline located within
the property, the application shall be accompanied by a copy of the
right-of-way agreement or a letter from the owner or lessee of such
right-of-way stating any condition on the use of the land and the
minimum building setback and/or right-of-way lines. A copy of the
recorded agreement may be provided to satisfy this requirement. Any
grading or construction within such right-of-way or easement shall
be in compliance with the requirements of the utility.
(6)
The proper notification of the Pennsylvania One Call system along
with the wording required by Act 187, the date the notification was
made, the name of the individual making the notification, and the
serial number given to the project by the One Call system.
(7)
Where the preliminary plan covers only a part of the subdivider's
holdings, a key map at a scale not smaller than 400 feet to the inch,
showing the entire tract, its topography at contour intervals of at
least 20 feet, its man-made and natural features, and the proposed
street layout for the entire tract; abutting streets and names of
abutting property owners; and the portion of the tract included in
the preliminary plan submission.
The following documentation shall be provided in accordance
with applicable provisions:
A.
A feasibility study on sewer facilities for the tract in accordance with § 165-31, unless the land is within the AP or RAC Zoning District.
C.
A completed application for a Planning Module for Land Development
in accordance with the requirements of PADEP, if applicable.
D.
In the event that the plans propose an extension of service into
the project by any authority, utility, or jurisdiction other than
the Township, a statement from the applicable authority, utility,
or jurisdiction regarding the adequacy of such extension shall be
submitted.
G.
A wetland study in accordance with the requirements of the United States Army Corps of Engineers and PADEP. Verification of compliance with Wetlands Regulations as set forth herein and as further described in § 165-54.
H.
A stormwater management plan in accordance with the Township Stormwater Management Ordinance, Chapter 158 of this Code.
J.
Copies of known and proposed conservation easements or deed restrictions
which may impact the subdivision or land development of the subject
tract.
A.
In areas outside of the AP or RAC Zoning Districts, the developer
shall submit a feasibility report in duplicate concerning the availability
and/or adaptability of sewer facilities in or near a 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 and recommendations by the Township and the Township
Engineer.
B.
The feasibility report shall consist of an examination of possible
connection to an existing public or community sewerage system. The
study shall include the distance from the nearest public or community
sewer and the capacity of the existing system to accommodate the proposed
land development.
C.
If the connection to an existing sewerage system is found to be feasible,
formal application shall be made to the sanitary sewage service provider
and the applicable permits obtained prior to the construction of collection
or treatment facilities.
D.
The Board of Supervisors will approve on-lot sewage disposal systems
only when the Township Sewage Enforcement Officer shall certify that
both an initial location and a replacement location for the on-lot
sewage disposal system are present on each lot and the feasibility
report indicates:
(1)
Connection to a public or community sewerage system is not possible
due to the distance to the closest system or the capacity of the system.
(2)
The soil absorption areas are satisfactory for the type of system
proposed.
(3)
Such systems will not endanger groundwater supplies below the level
of the absorption system.
(4)
The replacement location shall be of a size and capacity to allow
complete abandonment of the initial system in the event of failure.
(5)
The replacement location shall be accurately located on the plan,
protected from traffic and compaction, left open, and with no fill
or excavation allowed within its boundary. A note should be added
to the plan setting forth the aforementioned restrictions.
(6)
The standards for installation of the replacement system shall be
as required by the PADEP at the time of its construction.
E.
The soil absorption tests required above shall be performed in accordance
with the regulations of the PADEP and shall be certified by the Township
Sewage Enforcement Officer.
A.
A hydrogeological study is required for developments that propose
a well or spring-fed system for water supply when any of the following
are present:
(1)
A residential use of greater than 10 units, singly or cumulative.
(2)
A nonresidential use with a groundwater demand (single or cumulative)
greater than 7,500 gallons per day.
(3)
The development is located within:
(a)
One mile of sinkholes (individual and clusters), quarries, surface
mines, ghost lakes or drainage rapidly entering the ground by other
means.
(b)
An area designated as an environmental cleanup site.
(c)
An area or within 1/4 mile of an area with documented water
quality or quantity problems, including pollutants in excess of federal
safe drinking water standards.
(d)
An existing or former sludge application site.
B.
Criteria for requesting a waiver of the hydrogeologic study. A proposed
development which intends to request a waiver of the hydrogeological
study shall meet one or more of the following criteria:
(1)
The proposed project is located 1/4 mile or less, in the same geologic
unit, from a previous aquifer test, within the past two years, and
the previous test showed transmissibility "T" values greater than
1,000 and water quality that meets the minimum public health drinking
water standards.
(2)
The proposed project has had two aquifer tests on different sides
of the proposed project within 1/2 mile in the same geologic unit
within the past two years, with "T" values greater than 1,000 and
water quality that meets the minimum public health drinking water
standards.
(3)
If the documented water problem relates to quality and not quantity,
then the aquifer test may be exempted. However, a water quality test
must be conducted.
(4)
A hydrogeologic study will be required by another permitting agency,
which would provide similar information to that required herein.
(5)
The subdivision or land development is for an agricultural use.
(6)
Existing well logs for the vicinity demonstrate, in the opinion of
a qualified geologist, the probability of adequate water supplies.
C.
The hydrogeologic study shall conform with the following:
(1)
Aquifer test. The objective of an aquifer test shall be:
(a)
To obtain sufficient data for the calculation of aquifer performance,
including the coefficients of transmissibility and storage, permeability,
and specific yield.
(b)
To determine the location and character of geologic boundaries.
(c)
To ascertain the effects of well interference.
(d)
To provide a guide in the spacing of wells for the development
of a well field.
(e)
To establish that the proposed well is capable of groundwater
recharge on the subject property after development, during drought
conditions (precipitation at 40% below normal) and will not lower
below safe levels the groundwater supply that is available to other
property.
(2)
Water quality test. The water quality test shall be conducted by
a PADEP certified laboratory. All laboratories shall maintain on file
with the Township a current copy of their qualifications and compliance
reports. All reports shall include the name of the individual performing
the test, procedures used for sampling, time and date of sampling,
and the location of the place where the sample was made. The water
quality test at a minimum shall address coliform bacteria, E. coli,
nitrates, total dissolved solids, and lead.
