East Hempfield |
Code of Ordinances |
Part III. Land Use Legislation |
Chapter 265. Subdivision and Land Development |
Article 5. Information to be Included on or With Plans |
§ 265-5.3. Preliminary plans.
Latest version.
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A.Drafting standards.(1)Scale. The plan shall be clearly and legibly drawn at a standard scale of 10 feet to 50 feet to the inch. Additional plan scales may be allowed at the discretion of the Township provided they are legible.(2)Dimensions and bearings. The subject tract boundary dimensions shall be in feet and decimals; bearings shall be in degrees, minutes and seconds. The description shall read in a clockwise direction.(3)Survey closure. The survey shall not have an error of closure greater than one foot in 10,000 feet.(4)Sheets.(a)The sheet size shall be no smaller than 24 inches by 36 inches and no larger than 30 inches by 42 inches.(b)If the plan is prepared in two or more sheets, a key map showing the location of the sheets and a match line shall be placed on each sheet.(c)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).(d)All sheets in the plan set shall be identified on the cover sheet or, if no cover sheet is utilized, on the first sheet of the plan set by their sheet number, title, and last date of revision.(5)Presentation.(a)Plans shall be presented in a clear, legible, coherent and organized manner.(b)For ease of reference, all plan notes shall be located in the same area of each plan sheet (upper left or right corner or lower left or right corner).(c)If, in the opinion of the Township, any plan sheets become confusing or hard to read because of too much information, the information may need to be provided on additional plan sheets.B.Plan information. The following plan information shall be provided:(1)Location and identification.(a)The proposed project name.(b)The name and address of the landowner(s) of the subject tract (or an authorized agent), the developer and the individual and/or firm that prepared the plan.(c)The file or project number assigned by the individual and/or firm that prepared the plan, the plan date, and the date(s) of all plan revisions.(d)A North arrow, a graphic scale and a written scale.(e)A location map, drawn to a scale of a minimum of one inch equals 2,000 feet relating the subdivision and/or land development to at least two intersections of street centerlines.(f)If the subject tract is located within 200 feet of a Township or zoning district boundary line(s), the location of such boundary shall be shown and labeled accordingly.(g)The entire existing boundary of the subject tract 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 fewer acres, it must be described to the accuracy requirements of this chapter.](h)The source of title (including the deed, lot and plan of record number) to the subject tract.(i)The (tax) parcel identification number(s) for the subject tract.(j)In the case of a plan for which the subject tract is enrolled in the Clean and Green preferential assessment program, the inclusion of the following plan note:NOTICE: According to County records, the subject tract may be subject to the Pennsylvania Farmland and Forest Land Assessment Act of 1974, (a.k.a. the Clean and Green Act), Act 319 of 1974, P.L. 973; 72 P.S. § 5490.1, as amended, and as further amended by Act 156 of 1998, as amended. These acts provide for preferential property tax assessment and treatment. It is the landowner's responsibility to be aware of the laws, rules and regulations applicable to his or her property, including the provision that: (a) preferential property tax assessment and treatment will remain in effect continuously until the landowner changes the agricultural use from the approved category, or if a transfer, split-off or separation of the subject tract occurs; (b) if a change in use occurs, or if a conveyance, transfer, separation, split-off or subdivision of the subject tract occurs, the landowner will be responsible for notifying the County Assessor within 30 days; (c) the payment of roll-back tax, plus interest, for the period of enrollment, or a period not to exceed seven years, whichever is less, may be required; (d) if the landowner fails to notify the County Assessor within the thirty-day period, prior to the land conveyance, the landowner may be subject to a $100 civil penalty; (e) if the landowner fails to pay the roll-back tax, a municipal lien could be placed on the property under existing delinquent tax law.(k)A list of all prior actions taken by the Township with regard to the subject tract including, but not limited to such actions taken by the Township's Code Enforcement, Planning, and Zoning personnel; Zoning Hearing Board; and Board of Supervisors.(2)Existing features.(a)The names of all immediately adjacent landowners and the names and plan book record numbers of all previously recorded plans for adjacent projects.(b)The location and elevation of the benchmark and a notation indicating the datum used.(c)Existing contours at a minimum vertical interval of two feet for land with slope of 15% or less and at a minimum vertical interval of five feet for more steeply sloping land. Contours plotted from the United States Geodetic Survey will not be accepted. Lancaster County Geographic Information System (GIS) topography will not be accepted in areas where improvements are proposed but could be used beginning 50 feet outside the improvement boundary.[1]If GIS data is utilized for any portion of the subject tract's topographic mapping, the limit of same shall be clearly delineated and a note shall be added to the plan indicating that the future planning of these portions of the subject tract shall not rely on the accuracy of the GIS data.(d)The following items when located within the subject tract, including, but not limited to:[1]The location, name and dimensions of existing rights-of-way and/or easements relating to streets, cartways, access drives, driveways or service streets.[2]The location and size of the following features and related rights-of-way and easements: buildings, public utilities, on-lot utilities, on-lot water supplies, on-lot sewage disposal systems and related recharge areas, and stormwater management facilities.[3]The location of existing rights-of-way and easements for telecommunications, electric, gas and oil transmission lines, and railroads.[4]The size, capacity and condition of the existing stormwater management system and any other facility that may be used to convey storm flows within and from the subject tract.[5]The preliminary plan shall indicate any proposed disturbance, encroachment or alteration to such features including floodplains, wetlands, quarry sites, woodlands, significant trees, habitats for threatened and endangered species, solid waste disposal areas, superfund contaminations, historic features, cemetery or burial sites, archaeological sites, and areas with highly erosive soils.[6]In the case of a plan for which the subject tract has an Environmental Covenant executed pursuant to the Pennsylvania Uniform Environmental Covenants Act, Act No. 68 of 2007, 27 Pa.C.S.A. §§ 6501-6517 (UECA), the plan shall include the boundary limits of any contamination remaining on site. The application shall include a copy of the Environmental Covenant agreement and any required engineering and institutional controls.(e)Items in close proximity.[1]The following items when located within 200 feet of the subject tract:[a]The location and name of existing rights-of-way and easements relating to streets, cartways, access drives, driveways or service streets.[b]The location of buildings, public utilities, fire hydrants, on-lot utilities, on-lot water supplies, on-lot sewage disposal systems and related recharge areas, and stormwater management facilities including the location and size of related easements.[c]The location of existing rights-of-way and easements for telecommunications, 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 from the subject tract.[e]The location of woodlands, habitats for endangered and threatened species, and highly erosive soils.[2]The above items may be depicted on the basis of Lancaster County Geographic Information System (GIS) or better mapping unless any of these items are to be continued, expanded, or altered as part of the proposed subdivision and/or land development. If so, the exact location of these items shall be shown by survey.[3]GIS can only be used for the above purposes if the GIS information is current and accurately depicts the above items that currently exist. If the GIS information does not accurately depict all of the above current conditions within 200 feet, the information missing from GIS must be obtained by field or aerial survey.(3)Additional information.(a)The total acreage of the entire subject tract.(b)Identification and disposition of existing buildings and historic features.(c)The location and configuration of proposed buildings, parking compounds, streets, access drives, driveways, landscaping and all other significant facilities.(d)Setback lines, with distances from the street centerline or street right-of-way line (whichever requirement is applicable under the zoning regulations) and side and rear lot lines.(e)Existing and proposed on-site and off-site easements and rights-of-way shown on a separate plan with approximate dimensions. In the case of required off-site easements and/or rights-of-way, the applicant shall provide evidence to the Township that such off-site easements and/or rights-of-way have been secured or that an agreement in principle regarding the easements/rights-of-way has been secured.(f)A typical street cross section for each proposed street and typical cross section for any existing street that will be improved as part of the application. Each cross section shall include the entire right-of-way width.(g)A note on the plan indicating the types of sewer or water facilities to be provided.(h)Identification of any modifications granted or denied by the Board of Supervisors, relative to the proposed application.(i)The zoning district and lot size and/or density requirements of the applicable zoning regulations; this information should also include the requirements of any overlay zoning districts or environmental protection ordinances of the Township that apply to the subject tract.(j)The street centerline profile for each proposed street shown on the preliminary plan.(k)Preliminary design of the proposed sanitary sewer and water supply system, including size and horizontal and vertical alignment (plan and profile).(l)The location and material of existing lot line markers along the perimeter of the entire subject tract.(m)The layout of lots, with approximate dimensions along with block letters and lot numbers in consecutive order.(n)The total number of lots, units of occupancy, density, and proposed land use (if multiple land uses are proposed, the location of each land use shall be indicated).(o)The layout of streets, including cartway and right-of-way widths, the proposed street names, and the type and location of traffic control signs that will be enforced by the Township.(p)Stormwater management plans and data designed in accordance with the East Hempfield Township Stormwater Management ordinance.Editor's Note: See Ch. 260, Stormwater Management.(q)For developments proposing common open space and/or recreation land, a plan showing the layout of the common open space and/or recreation land, including approximate dimensions, along with plans for any proposed improvements.(r)In the case of a plan which requires access to a highway under the jurisdiction of PennDOT (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 Board of Supervisors' approval of this plan in no way implies that such permit can be acquired.(s)A brief narrative (no more than five pages) identifying the project team members, what is being proposed, where the subject tract is located, salient existing site features, and anticipated attributes of the development relative to the design standards found in Article 8.(t)In accordance with § 265-4.3M, notification to the Township that the applicant intends to construct the proposed subdivision and/or land development improvements based on the approved preliminary plan (if applicable).(u)In the case for the phased installation of improvements:[1]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.[2]The phasing of the subdivision and/or land development shall comply with Section 265-4.4A(2).[3]Sections of the development shall be sequenced in such a manner that each section [together with the previously approved and completed section(s)] shall be physically built to be in full compliance with the ordinance and not be dependent on the construction completed at future phases. This includes, but is not limited to, stormwater management facilities, streets and utilities. All major access roads to the proposed development are to be completed in a usable form as part of the first phase.[4]Except for staged construction of streets intended to be extended in subsequent phases, all improvements for each section shall be installed in their permanent configuration to the extent where they provide their intended services. The final wearing course shall be carried in an improvement guarantee until it is finally installed and inspected.[5]It is not necessary for construction in one section to be completed for the next section to be submitted for plan processing.[6]In the case of a preliminary plan calling for the installation of improvements beyond the five-year period, a schedule shall be filed by the applicant with the preliminary plan delineating all proposed sections as well as deadlines within which applications for final plan approval of each section are intended to be filed. Such schedule shall be updated annually by the applicant on, or before, the anniversary of the preliminary plan approval until final plan approval of the final section has been granted and any modification in the aforesaid schedule shall be subject to approval of the Board of Supervisors in its discretion.[7]All subsequent phased final plans shall be submitted within five years of the date of Board of Supervisors action on the preliminary plan unless otherwise agreed upon by the applicant and Township. The applicant shall take the responsibility to provide the Board of Supervisors with reasonable notice of delays in the filing of final plans.(4)Certificates, notifications and reports.(a)Certificate, signature and seal of the surveyor to the effect that the survey is correct. ()Editor's Note: Said appendix is included as an attachment to this chapter.(b)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. ()Editor's Note: Said appendix is included as an attachment to this chapter.(c)Certificate, signature and seal of the engineer or landscape architect that prepared the Stormwater management plan. ()Editor's Note: Said appendix is included as an attachment to this chapter.(d)Provide a note on the plan indicating that all zoning approvals, including zoning variances, special exceptions or conditional uses, have been obtained, if applicable, and the conditions imposed. Also, identify any prior subdivision and/or land development approvals that have previously been obtained for the subject tract.(e)Any improvement that encroaches upon an electric transmission line, telecommunications line, gas pipeline, petroleum or petroleum products transmission line, fiber optic line, public sewer line, public water line, and the like, located within the subject tract, 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, the minimum setback and/or right-of-way and easement lines, and the centerline of such line.(f)When connection to an existing water and/or sanitary sewer system is proposed, written notification from the authority providing sanitary sewer and/or water service indicating that sufficient capacity to service the proposed development has been reserved shall be provided (in accordance with current authority standards).(g)Provide those reports required in Article 7 that apply to the subdivision and/or land development proposal.(h)Provide those additional reports and supplementary data that the applicant or his surveyor, engineer, and/or landscape architect relied on in order to design specific site improvements and structural elements. Conclusions and recommendations from these reports may, at the discretion of the Board of Supervisors, become conditions of preliminary plan approval. Such reports/data include but are not limited to:[1]Geotechnical reports (soil studies, bearing, compaction, and percolation test results and recommendations).[2]Bridge and culvert design calculations.[3]Retaining wall design calculations.[4]Specialized traffic devices.[5]Design and detail information for park, pedestrian, and recreation structures and mass transit shelters.[6]Specialized maintenance instructions and requirements for the above.(i)Where an agricultural, woodland, or other natural resource easement is located within the subject 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 also be satisfied by submitting a copy of the recorded agreement.(j)Where areas are reserved for future access strip usage, provide a plan note indicating that future access strip reservations are intended to be used in the future.(k)Any such environmental, legal, or land use documents or reports that have an effect on the use of the land including, but not limited to, water and sanitary sewer approvals, Pennsylvania Historical and Museum Commission, Pennsylvania Natural Diversity Inventory and geotechnical investigations as may be required as part of the stormwater management plan.C.Construction from preliminary plan. If construction of the subdivision and/or land development plan will proceed on the basis of the approved preliminary plan, the following items shall be provided:(1)An appropriately executed Memorandum of Understanding ().Editor's Note: Said appendix is included as an attachment to this chapter.(2)Posting of all appropriately executed financial securities (Article 6 and -1).Editor's Note: Said appendix is included as an attachment to this chapter.(3)Written notices of approval by outside agencies:(a)When applicable, notification from the Pennsylvania Department of Environmental Protection (PA DEP) that either approval of the sewer facility plan revision (or plan revision module for land development) or supplement has been granted or that such approval is not required.(b)When required, notification from the Lancaster County Conservation District (LCCD) that an acceptable erosion and sedimentation control plan/NPDES plan has been submitted and approved by that agency.(c)When applicable, notification from the Pennsylvania Department of Transportation (PennDOT) that approval of the highway occupancy permit (HOP) has been granted.(d)When applicable, notification from such other governmental review agency or agencies as may have jurisdiction.