The scale and sheet size of sketch plans shall be as required for preliminary plans in § 137-16A(1) and (4). 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:
A.
Name and address of the developer (if applicable)
and landowner.
B.
Name of the individual and/or the firm that prepared
the plan.
C.
Location map with sufficient information to enable
the Commission to locate the property.
D.
North arrow.
E.
Written and graphic scales.
F.
Existing tract boundaries accurately labeled with
the name(s) of adjacent landowner(s) and adjacent plan(s) of record.
G.
Name of the municipality or municipalities in which
the project is located, including the location of any municipal boundary
line(s) if located within the vicinity of the tract.
H.
Significant topographical and man-made features (e.g.,
bodies of water, quarries, floodplains, tree masses, structures).
I.
Proposed street, parking, building and lot layout.
J.
Proposed land use; if several land uses are proposed,
the location of each land use shall be indicated.
K.
Statement explaining the methods of water supply and
sewage disposal to be used.
Preliminary plans shall be prepared by an engineer or a surveyor. The preliminary plan shall show, be accompanied by or be prepared in accordance with the following and shall provide sufficient design information to demonstrate conformance with the requirements of Article VIII of this chapter.
A.
Drafting standards.
(1)
The plan shall be clearly and legibly drawn at a scale
of 10 feet, 20 feet, 30 feet, 40 feet, 50 feet, 60 feet, 80 feet or
100 feet to the inch.
(2)
Dimensions shall be in feet and decimals; bearings
shall be in degrees, minutes and seconds. Lot line descriptions shall
read in a clockwise direction.
(3)
The survey shall not have an error of closure greater
than one foot in 10,000 feet.
(4)
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).
(5)
Plans shall be legible in every detail.
B.
Location and identification.
(1)
The proposed project name or identifying title.
(2)
The municipality in which the project is to be located.
(If the tract of land is located in the vicinity of a municipal boundary
line, the location of the boundary shall be shown.)
(3)
The name and address of the owner of the tract (or
an 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)
A North arrow, a graphic scale and a written scale.
(6)
The entire existing tract boundary with bearings and
distances. (If a landowner is 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 remaining
lot has a lot area of 10 or less acres, it must be described to the
accuracy requirements of this chapter.)
(7)
The total acreage of the entire existing tract.
(9)
The location of existing lot line markers along the
perimeter of the entire existing tract.
(10)
A location map, drawn to a scale of a minimum
of one inch equal to 2,000 feet, relating the subdivision to at least
two intersections of road center lines. The approximate distance to
the intersection of the center lines of the nearest improved street
intersection shall be identified.
(11)
A note indicating the types of sewer or water
facilities to be provided.
C.
Existing features.
(1)
Existing contours at a minimum vertical interval of
two feet for land with average natural slope of 4% or less and at
a minimum vertical interval of five feet for more steeply sloping
land. Contours shall be accompanied by the location of the bench mark
and notation indicating the datum used. Contours plotted from the
United States Geodetic Survey shall be accepted.
(2)
The names of all immediately adjacent landowners and
the names and plan book record numbers of all previously recorded
plans for adjacent projects.
(3)
The following items when located within 200 feet of
the subject tract:
(a)
The location and name of existing rights-of-way
and cartways for streets, access drives, driveways and service streets.
(b)
The location of the following features and any
related rights-of-way: sanitary sewer mains, water supply mains, fire
hydrants, buildings and stormwater management facilities.
(c)
The location of existing rights-of-way for electric,
gas and oil transmission lines and railroads.
(d)
The size, capacity and condition of the existing
storm waste management system and any other facility that may be used
to convey storm flows from the subject tract.
(4)
The following items when located within the subject
tract:
(a)
The location, name and dimensions of existing
rights-of-way and cartways for streets, access drives, driveways and
service streets.
(b)
The location and size of the following features
and related rights-of-way: sanitary sewer mains, water supply mains,
fire hydrants, buildings and stormwater management facilities.
(c)
The location of existing rights-of-way for electric,
gas and oil transmission lines and railroads.
(d)
The size, capacity and condition of the existing
stormwater management system and any other facility that may be used
to convey storm flows.
(5)
The following items when located within 200 feet of
the subject tact or upon the site proposed for development: significant
environmental or topographic features, including but not limited to
floodplains, wetlands, quarry sites, solid waste disposal areas, historic
features, cemetery or burial sites, archaeologic sites, highly erosive
soils or wooded areas. Additionally, the preliminary plan shall indicate
any proposed disturbance, encroachment or alteration to such features
when located upon the site proposed for development.
D.
Plan information.
(1)
The layout of streets, alleys and sidewalks, including
cartway and right-of-way widths.
(2)
The layout of lots, with approximate dimensions.
(3)
Block and lot numbers in consecutive order (e.g.,
Block A, Lots 1 through 10; Block B, Lots 11 through 22).
(4)
In the case of land developments, the location and
configuration of proposed buildings, parking compounds, streets, access
drives, driveways and all other significant planned facilities.
(5)
Total number of lots, units of occupancy, density
and proposed land use (if a multiple land use is proposed, an indication
of the location of each land use).
(6)
Easements.
(8)
Identification of buildings and historic features
proposed to be demolished.
(9)
Typical street cross section for each proposed 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.
(10)
Street center line profile for each proposed
street shown on the preliminary plan.
(11)
The preliminary design of the proposed sanitary
sewer mains and water supply mains. The information shall include
the approximate size, material and vertical and horizontal location,
when applicable.
(12)
The following stormwater management data designed in accordance with § 137-31 of this chapter. The information may be provided on a sheet with other data or on separate sheets. In the case of any dispute in the methodology used in the design of any stormwater management plan and/or in the presentation of such information, the Commission shall make the final determination.
(a)
All calculations, assumptions, criteria and
references used in the design of the stormwater management facilities,
the establishment of existing facilities capacities and the pre- and
post-development discharges.
(b)
All plans and profiles of the proposed stormwater
management facilities, including the horizontal and vertical location,
size and type of material.
(c)
For all basins, a plotting or tabulation of
the storage volumes and discharge curves with corresponding water
surface elevations, inflow hydrography and outflow hydrography.
(d)
The guidelines for lot grading within the subdivisions.
This information shall identify the direction of stormwater runoff
flow within each lot and the areas where stormwater runoff flows will
be concentrated. This information shall be shown by flow arrows or
topographical data (see Appendix 28[3] for examples).
[3]
Editor's Note: All Appendix material is on
file in the borough offices.
(13)
A statement on the plan indicating that all
zoning approvals and all zoning variances have been obtained from
the municipality, if applicable.
(14)
A statement on the plan indicating any waivers
granted by the Commission.
(15)
Proposed street names.
(16)
The current Tax Map parcel numbers for the tract
to be developed.
E.
Certificates, notifications and reports.
(1)
Where the preliminary plan covers only a part of the
entire landholding, a sketch of the future street system of the unsubmitted
part shall be furnished. The street system of the submitted part will
be considered in light of adjustments and connections with future
streets in the part not submitted.
(2)
Where the land included in the subject application
has an electric transmission line, water transmission line, telecommunications
line, a gas pipeline or a petroleum or petroleum products transmission
line located within the tract, the application shall be accompanied
by a letter from the owner or lessee of such right-of-way stating
any conditions of the use of the land and the minimum building setback
and/or right-of-way lines. This requirement may also be satisfied
by submitting a copy of the recorded agreement.
(3)
Certificate, signature and seal of the surveyor to
the effect that the survey is correct and certificate, signature and
seal of the surveyor, engineer or landscape architect that prepared
the plan that all other information shown on the plan is accurate.
(See Appendix 14.[4])
[4]
Editor's Note: All Appendix material is on
file in the borough offices.
(5)
In the case of a preliminary plan calling for the
phased installation of improvements, a schedule shall be filed delineating
all proposed sections as well as deadlines within which applications
for final plan approval of each section are intended to be filed.
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 unless
the Commission specifically approves a lesser percentage for one or
more of the sections.
(6)
Where the subdivision or land development involves
a site meeting any of the following criteria, a statement from the
Cumberland or Franklin County Conservation District that an acceptable
Erosion and Sedimentation Control Plan has been submitted to that
agency:
(a)
Sites where earth disturbance greater than five
acres will occur.
(b)
Sites where piping of stormwater or the alteration
of natural or man-made watercourses occurs.
(c)
Sites with slopes greater than 10%.
(d)
Sites that contain or border a stream or body
of water.
(e)
Sites that offer the potential for sedimentation
to nearby bodies of water.
(7)
Where the subdivision or land development proposal
will generate 100 or more additional trips to or from the site during
the development's anticipated peak hour, a traffic impact study as
required by this chapter shall be submitted with the preliminary plan.
(8)
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. This requirement may be satisfied by submitting a
copy of the recorded agreement.
(9)
Where the developer intends to construct the improvements
required by this chapter after unconditional preliminary plan approval,
the applicant shall submit the appropriate executed Memorandum of
Understanding (see Appendix No. 34[6]).
[6]
Editor's Note: All Appendix material is on
file in the borough offices.
F.
Filing fee. The preliminary plan shall be accompanied
by a filing fee in the form of a check or money order drawn to the
Borough of Shippensburg Treasurer. (See fee schedule available at
the Commission's office). A separate filing fee must be submitted
for each application. If one check is issued for multiple plans, a
detailed breakdown of the individual fee assessments must accompany
the payment. In addition to the required filing fees, the Commission
and/or borough shall require the applicant to deposit with the borough
an amount equal to the estimated costs for engineering, legal and
administrative review of the plan.
Final plans shall be prepared by an engineer or a surveyor. The final plan shall show, be accompanied by or be prepared in accordance with the following and shall provide sufficient design information to demonstrate conformance with the requirements of Article VIII of this chapter.
A.
Drafting standards. The same standards shall be required for a final plan as specified for a preliminary plan in § 137-16A of this chapter.
B.
Location and identification. The same standards shall be required for a final plan as specified for a preliminary plan in § 137-16B of this chapter.
C.
Existing features.
(1)
Contour lines representing the topography of the site,
if a preliminary plan was not required or the contours identified
with the preliminary plan were altered. Such contours shall show elevations
at a minimum vertical interval of two feet for land with average natural
slope of 4% or less and at a minimum vertical interval of five feet
for more steeply sloping land. Contour information shall be accompanied
by the location of the bench mark and a notation indicating the datum
used. Contours plotted from the United States Geodetic Survey will
be accepted. This information may be provided on separate sheets and
is not subject to recording with the final plan.
(2)
The names of all immediately adjacent landowners and
the names and plan book record numbers of all previously recorded
plans for adjacent projects.
(3)
Significant environmental and topographic features,
including but not limited to floodplains, wetlands, quarry sites,
solid waste disposal areas, historic features, cemetery or burial
sites, archaeological sites, areas with highly erosive soils and woodlands.
Additionally, the final plan shall indicate any proposed disturbance,
encroachment or alteration to such features when located upon the
site proposed for development.
(4)
The following items when located within 200 feet of
the subject tract:
(a)
The approximate location and name of existing
rights-of-way and cartways for streets, access drives and service
streets.
(b)
The approximate location of the following features
and any related rights-of-way: sanitary sewer mains, water supply
mains, fire hydrants and stormwater management facilities which affect
the stormwater runoff on the subject tract.
(c)
The size, capacity and condition of the existing
stormwater management system and any other facility that may be used
to convey storm flows from the subject tract.
(5)
The following items when located within the subject
tract:
(a)
The location and size of the following features
and related rights-of-way: on-lot sewage disposal systems, on-lot
water supplies, sanitary sewer mains, water supply mains, fire hydrants,
buildings and stormwater management facilities. This information may
be provided on separate sheets and need not be recorded with the final
plan.
(b)
The location of existing rights-of-way for electric,
telecommunications, gas and oil transmission lines and railroads.
(c)
The size, capacity and condition of the existing
stormwater management system and any other facility that may be used
to convey storm flows.
D.
Plan information:
(1)
Complete description of the center line and the right-of-way
line for all new streets. 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, bearing and distance. Along existing street rights-of-way,
the description may utilize the existing deed lines or road center
lines; along all proposed street rights-of-way, the description shall
be prepared to the right-of-way lines.
(3)
Block and lot numbers in consecutive order (e.g.,
Block A, Lots 1 through 10; Block B, Lots 11 through 22).
(4)
The location and configuration of proposed buildings,
parking compounds, streets, access drives, driveways, landscaping
and all other significant facilities.
(5)
Total number of lots, units of occupancy, density
and proposed land use (if a multiple land use is proposed, an indication
of the location of each land use).
(6)
Easements.
(8)
Identification of buildings and historic features
proposed to be demolished.
(9)
Typical street cross section for each proposed street
and a 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.
(10)
Final vertical and horizontal alignment for
each proposed street, sanitary sewer and water distribution main.
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 including fire hydrants, valves and pressure
reducing valves. Easements for water, sewer and utilities shall be
provided in such manner that perpendicular crossing of streets intended
for dedication shall be avoided when possible. This information, except
utility easements, may be provided on separate sheets and is not subject
to recording with the final plan, except in the case of easements.
[Amended 8-5-1997 by Ord. No. 681, approved 8-5-1997]
(11)
Source of title to the land included within
the subject application, as shown by the books of the Cumberland or
Franklin County Recorder of Deeds.
(12)
Final street names.
(13)
Location and material of all permanent monuments
and lot line markers, including a note that all monuments and lot
line markers are set or indicating when they will be set.
(14)
A grading plan.
(a)
The grading plan shall include finished land
contours and grades, directions of water movement, type of soils,
location of water bars or silt fences and ground floor elevations.
This information may be provided on separate sheets and is not subject
to recording with the final plan.
(b)
The first floor elevation of the proposed structure,
which shall be not less than 18 inches above the final elevation of
the street, and the finished elevation of the lots shall be shown
on the preliminary and final plans.
[Added 8-5-1997 by Ord. No. 681, approved 8-5-1997]
(15)
Identification of any waivers granted by the
Commission.
(16)
Identification of any lands to be dedicated
or reserved for public, semipublic or community use.
(17)
The following stormwater management data for all plans designed in accordance with § 137-31 of this chapter. This information may be provided on a sheet with other data or on separate sheets and need not necessarily be recorded with the final plan. In the case of any dispute in the methodology used in the design of any stormwater management plan and/or in the presentation of such information, the Commission shall make the final determination on design criteria, methodology and form of presentation.
(a)
All calculations, assumptions, criteria and
references used in the design of the stormwater management facilities,
the establishment of existing facilities capacities and the pre- and
post-development peak discharges.
(b)
All plans and profiles of the proposed stormwater
management facilities, including the horizontal and vertical location,
size and type of material. This information shall be to a detail required
for the construction of the facilities.
(c)
For all basins, a plotting or tabulation of
the storage volumes and discharge curves with corresponding water
surface elevations, inflow hydrography and outflow hydrography.
(d)
For all basins which hold two acre feet or more
of water and have an embankment that is six feet or more in height,
soil structure and characteristics shall be provided. Plans and data
shall be prepared by a registered professional engineer. These submissions
shall provide design solutions for frost-heave potential, spring-swell
potential, soil bearing strength, water infiltration, soil settling
characteristics, fill and backfilling procedures and soil treatment
techniques as required to protect the improvements for adjacent structures.
(e)
All erosion and sedimentation control measures,
temporary as well as permanent, including the staging of the earthmoving
activities, in sufficient detail to clearly indicate their function.
(f)
The guidelines for lot grading with subdivisions.
This information shall identify the direction of stormwater runoff
flow within each lot and the areas where stormwater runoff flows will
be concentrated. This information shall be provided by flow arrows
or topographic data (see Appendix 28[2] for examples). In areas where the Commission feels additional
lot grading information is needed to assure proper function of the
stormwater management facilities, specific grading information will
be required as part of the final plan submittal.
[2]
Editor's Note: All Appendix material is on
file in the borough offices.
(18)
The location of driveways from the proposed
street onto the lots created by the subdivision or land development.
[Added 8-5-1997 by Ord. No. 681, approved 8-5-1997]
(19)
All utilities which are designed to cross a
street or highway shall be installed in such a manner as to permit
repairs and maintenance without the necessity of digging in the street
or highway.
[Added 8-5-1997 by Ord. No. 681, approved 8-5-1997]
E.
Certificates, notifications and reports.
(1)
When applicable, notification from the Department of Environmental Resources that either approval of the Sewer Facility Plan Revision (Plan Revision Module for Land Development) or Supplement has been granted or that such approval is not required; if the final plan is conditionally approved pursuant to § 137-33, notification that the plan is subject to a pending Sewage Facilities Plan Revision Module and that approval shall be obtained prior to the sale of any lots or the commencement of construction.
(2)
Where the land included in the subject application
has an electric transmission line, a water transmission main, a gas
pipeline, a telecommunication line or a petroleum or petroleum product
transmission line located within the tract, the application shall
be accompanied by a letter from the owner or lessee of such right-of-way
stating any conditions on the use of the land and the minimum building
setback and/or right-of-way lines. This requirement may also be satisfied
by submitting a copy of the recorded agreement.
(3)
Notice from the Postmaster of the postal district
in which the tract is located stating that the proposed street names
are acceptable.
(4)
Certificate, signature and seal of the surveyor to
the effect that the survey is correct and certificate, signature and
seal of the surveyor, engineer or landscape architect that prepared
the plan that all other information shown on the plat is accurate.
(See Appendix 14.[3])
[3]
Editor's Note: All Appendix material is on
file in the borough offices.
(6)
A statement, duly acknowledged before an officer authorized
to take acknowledgment 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. (See Appendix 16.[5]) This statement must be dated following the last change
or revision to said plan.
[5]
Editor's Note: All Appendix material is on
file in the borough offices.
(10)
A note to be placed on the plan indicating any
area that is not to be offered for dedication, if applicable.
(12)
Such written notices of approval as required by this chapter, including written notices approving the water supply systems, sanitary sewage systems and stormwater runoff to adjacent properties. (See § 137-33 for specific requirements.)
(13)
The submission of a controlling agreement in accordance with § 137-26T when an application proposes to establish a street which is not offered for dedication to public use.
(14)
In the case of a plan which requires access
to a highway under the jurisdiction of the Pennsylvania Department
of Transportation, 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 driveway access to a state highway
is permitted. Access to the state highway shall only be as authorized
by a Highway Occupancy Permit, and the Planning Commission's approval
of this plan in no way implies that such permit can be acquired."
|
(15)
For all stormwater management facilities that
affect an existing watercourse or have an upland drainage area greater
than 1/2 square mile, notification from the Department of Environmental
Resources of approval or that no approval is required.
(16)
Where the subdivision involves a site meeting
any of the following criteria, a statement from the Cumberland or
Franklin County Conservation District that an acceptable Erosion and
Sedimentation Control Plan has been submitted to that agency:
(a)
Sites where earth disturbance greater than five
acres will occur.
(b)
Sites where piping of stormwater or the alteration
of natural or man-made watercourses occurs.
(c)
Sites with slopes greater than 10%.
(d)
Sites that contain or border a stream or body
of water.
(e)
Sites that offer the potential for sedimentation
to nearby bodies of water.
(17)
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. This requirement may be satisfied by submitting a
copy of the recorded agreement.
F.
Filing fee. The final plan shall be accompanied by
a filing fee in the form of a check or money order drawn to the Borough
of Shippensburg Treasurer. (See fee schedule available at the Commission's
office). A separate filing fee must be submitted for each application.
If one check is issued for multiple plans, a detailed breakdown of
the individual fee assessments must accompany the payment. In addition
to the required filing fees, the Commission and/or borough shall require
the applicant to deposit with the borough an amount equal to the estimated
costs for engineering, legal and administrative review of the plan.
Lot add-on plans shall be prepared by a registered
surveyor and shall be subject to the following requirements:
B.
Plan information. The following information shall
be provided on the sheet to be recorded:
(1)
Project name.
(2)
Name of the municipality in which the project is located.
(3)
Name and address of the owner of the tract and all
adjacent landowners affected by the proposed conveyance.
(4)
Name and address of the firm that prepared the plan
and the file or project number assigned by the firm.
(5)
A North arrow, graphic scale, written scale, plan
date and the date(s) of all plan revisions.
(6)
A location map, at a scale not less than one inch
equal to 2,000 feet, with sufficient information to locate the specific
property involved. All existing roads in the vicinity of the site
shall be identified.
(7)
The total number of lots, total acreage, density of
development, present zoning classification and minimum lot area requirements.
(8)
The location, size and dimensions of existing right-of-way
easements and utilities on or adjacent to both the conveying and receiving
tracts.
(9)
The names of all immediately adjacent landowners and
the names and plan book record numbers of all previously recorded
plans for projects adjacent to either the conveying or receiving tract.
(10)
Source of title to the tract being subdivided.
(11)
An accurate description of the parcel to be
conveyed. If the remainder of the conveying tract has a lot area of
10 acres or less, it must also be described to the accuracy requirements
of this chapter. If the remaining acreage is in excess of 10 acres,
its boundary and the boundary of the receiving tract shall be described
by deed plottings drawn at a legible scale.
(12)
Location and material of all permanent monuments
and lot line markers, including a note indicating when they will be
set.
(13)
Lot numbers.
(14)
Identification of any waivers granted by the
Commission.
C.
Certificates.
(3)
A statement, duly acknowledged before an officer authorized
to take acknowledgment of deeds and signed by the landowner, to the
effect that the subdivision as shown on the plan is the act and 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. (See Appendix 16.[3])
[3]
Editor's Note: All Appendix material is on
file in the borough offices.
(4)
A statement, duly acknowledged before an officer authorized
to take acknowledgment of deeds and signed by the owner of the receiving
tract, to the effect that the conveyance as shown on the plan is in
accordance with the intent of the landowner, that all those signing
are all of the owners of the property shown on the plan and that they
desire the same to be recorded as such. (See Appendix 16.[4])
[4]
Editor's Note: All Appendix material is on
file in the borough offices.
