This article sets forth the plan and report preparation standards.
The following standards shall apply to the preparation of all sketch
plans, subdivision, and land development plans and reports. All plan
information reports shall be provided in an easy-to-read format and
shall be legible in every detail to the satisfaction of the Township.
All plans shall be prepared in general accordance with the Standard
Plan Format as provided in the Appendix.
Preliminary and final subdivisions and land development plans
shall be prepared by an engineer, surveyor, or landscape architect
licensed to practice in the Commonwealth of Pennsylvania. The plans
shall be prepared in accordance with the Standard Plan Format as provided
in the Appendix and shall be accompanied by an executed application for
preliminary or final plan review as appropriate and accompanied by,
or prepared in accordance with the following.
All subdivision and land development plans shall be prepared
in accordance with the following drafting standards.
A. The plan shall be clearly and legibly drawn at a horizontal scale
of 10 feet, 20 feet, 30 feet, 40 feet, or 50 feet to the inch.
B. All profiles of stormwater management facilities and streets shall
be drawn at a horizontal scale of one inch equals 50 feet and at a
vertical scale of one inch equals 10 feet, or one inch equals five
feet. Sanitary sewer facilities and water supply facilities shall
be drawn at the scale requirements of the applicable authority. In
the absence of authority scale requirements, sanitary sewer facilities
and water supply facilities shall be drawn at a horizontal scale of
one inch equals 50 feet and at a vertical scale of one inch equals
10 feet, or one inch equals five feet.
C. A North arrow, graphic scale and written scale shall be provided.
D. Dimensions shall be in feet and decimals; bearings shall be in degrees,
minutes and seconds. Lot line descriptions shall read in a clockwise
direction.
E. The survey shall not have an error of closure greater than one foot
in 10,000 feet.
F. 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).
The following location and identification shall be included
on all subdivision and land development plans:
A. The proposed project name or identifying title.
B. Name of the municipality or municipalities in which the project is
located, including the location of any municipal boundaries if located
within 200 feet of the subject tract.
C. The name and address of the owner of the tract (or authorized agent),
the developer/subdivider, and the firm that prepared the plans.
D. The file or project number assigned by the firm that prepared the
plan, the plan date and the date(s) of all plan revisions.
E. The entire existing tract boundary with bearing and distances. (If
it is the intention of the landowner 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 retained
lot has a lot area of 10 or less acres, it must be described to the
accuracy of the requirements of this chapter.) In the case of lot
add-on plans and revised final plans, the boundary of the receiving
tract may also be identified as a deed plotting and may be drawn at
any legible scale.
F. The total acreage of the entire existing tract.
G. The location of existing lot line markers along the perimeter of
the entire existing tract.
H. The zoning district, lot size and/or density requirements of Chapter
425, Zoning.
I. A statement on the plan indicating the granting of a prior zoning
amendment, special exception, conditional use or variance, if applicable,
along with any prior modifications granted by the Board to sections
of this chapter. Any conditions associated with the modifications,
variances, special exceptions or conditional uses shall also be listed
on the plan.
J. The names of all adjacent landowners; both adjoining and across existing
rights-of-way, along with the plan book record numbers of all previously
recorded plans for adjacent properties.
K. A location map, drawn to scale, relating the subdivision or land
development to at least two intersections of street center lines,
including the approximate distance to the intersection of center lines
of the nearest improved street intersection.
L. Source of title, deed, book, page, plan book (if applicable), and
Tax Map, block, and parcel number.
The following features shall be shown on all subdivision and
land development plans, unless otherwise specified by this chapter,
and shall be shown on a separate sheet titled "Existing Features."
No proposed features shall be included on this sheet.
A. Existing contours shall be shown at the following minimum vertical
intervals:
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Average Natural Slope
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Required Contour Interval
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0% to 3%
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1-foot contour interval
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4% to 20%
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2-foot contour interval
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21% and greater
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5-foot contour interval
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(1) Contour interval may be adjusted based upon horizontal scale with
concurrence of the Township Engineer.
(2) Contours shall be accompanied by the location of the benchmark and
a notation indicating the datum used. The datum used by an Authority
shall be used in all plans indicating connection to an Authority's
public sewer system or public water system.
(3) Contours plotted by interpolation of Lancaster County GIS mapping
will only be accepted when there is no new construction or earth disturbance
proposed by the plan.
(4) Contours plotted by interpolation of the United States Geodetic Survey
7.5 feet mapping will not be accepted.
B. The following items when located upon or within 200 feet of the tract:
(1) The location, name and dimensions of existing rights-of-way and cartways
for private or public streets, alleys and driveways.
(2) The location of street name and traffic control signals and signs.
(3) The location and size of the following features: sanitary sewer mains,
water supply mains, on-lot sewage systems and wells, fire hydrants,
buildings and stormwater collection, conveyance and management facilities.
(4) Existing easements and rights-of-way:
(a)
The locations of any right-of-way related to sanitary sewer
mains, water supply mains and fire hydrants, along with any conditions
on the use of the land within a right-of-way, shall be noted on the
plan.
(b)
The location of existing rights-of-way and easements for any
public utility, electric, gas and oil transmission lines, and railroads,
along with any minimum building setbacks or other limitations on development
placed by the easements. The applicant or lessee of the right-of-way
shall notify the owner of the right-of-way of his intentions.
(c)
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. Boundaries,
if applicable, of such an easement(s) shall be shown on the plan and
a note indicating the presence of the easement(s) and any conditions
on the use of the land shall be included on the plan.
(5) Significant environmental or topographic features such as floodplains,
wetlands, quarry sites, solid waste disposal areas, historic structures,
cemetery or burial sites, archaeological sites, highly erosive soils,
or wooded areas. Any proposed disturbance, encroachment or alteration
to any such existing environmental or topographic features located
upon the tract shall be indicated on the plan.
(6) Planned facilities as contained in the Lancaster County Growth Management
Plan, the Manor Township Comprehensive Plan, as amended, Penn Manor
School District plans, Manor Township Official Map and other related
plans; including, but not limited to intersection improvements, parks,
roads, schools, sidewalks, trails, utilities.
(7) Zoning district boundaries.
C. The following items, when located within the subject tract:
(1) The capacity and condition of the existing stormwater management
system and any other facility that may be used to convey and manage
storm flows.
(2) The use of existing buildings and other man-made features.
(3) Significant environmental or topographic features as identified in
the Lancaster County Growth Management Plan and the Manor Township
Comprehensive Plan, as amended, including but not limited to:
(b)
Cemetery or burial sites.
(f)
Historic structures/sites.
(i)
Prime agricultural soils.
(k)
Solid waste disposal areas.
(p)
Underlying geology with any hazardous geology and potential
impacts to groundwater noted.
The following proposed features and plan information shall be
shown on all subdivision and land development plans and shall be shown
on a separate sheet entitled "Proposed Features." The proposed features
and plan information shall be overlaid upon a copy of the existing
features plan. The existing features shall be "screened" or "shaded"
on the proposed features plan.
A. Lot numbers in consecutive order (e.g., Lots 1 through 10; Lots 11
through 22).
B. A table indicating the existing zoning district and the required
lot size, required setbacks, required maximum and/or minimum development
density, maximum building height and maximum lot coverage. The proposed
land use, total tract area, number of lots and units of occupancy
in the proposed subdivision shall be noted along with the proposals
for each of the above parameters. This information shall be provided
on the cover sheet in accordance with the standard plan format as
provided in the Appendix.
C. If a multiple land use is proposed, the location of each land use
shall be indicated.
D. The layout of lots with approximate dimensions, gross and net acreage.
E. Building setback line and building envelope.
F. Easements and rights-of-way.
G. The location and configuration of proposed buildings, parking compounds,
common open space, recreational areas, and all other significant planned
facilities.
H. Identification of buildings or other man-made features to be demolished.
I. The location and configuration of streets, alleys, driveways and
sidewalks, including right-of-way and cartway widths.
J. Typical street cross-section for each proposed public or private
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.
K. Street center line for each proposed public or private street shown
on the preliminary plan, including corresponding center-line stationing.
M. Stormwater management data and plans designed in accordance with Chapter
373, Stormwater Management, of the Code of Manor Township. 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 Board shall make the final determination on the design criteria, methodology and form of presentation. The following information shall be included:
(1) 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 postdevelopment
discharges.
(2) All plans and profiles of the proposed stormwater management facilities,
including the horizontal and vertical location, size, and type of
material.
(3) For all basins, a plotting or tabulation of the storage volumes and
discharge curves with corresponding water surface elevations, inflow
hydrographs, and outflow hydrographs.
(4) 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.
N. The preliminary design of the proposed sanitary sewer mains and water
supply mains and facilities, including the approximate size, vertical
and horizontal locations, as applicable.
O. A statement on the plan indicating the granting of a zoning amendment,
special exception or variance, if applicable, along with modifications
and any applicable conditions granted by the Board to sections of
this chapter. This information shall be provided on the cover sheet
in accordance with the standard plan format as provided in the Appendix.
P. Where a proposed subdivision is located in the Agricultural Zoning District, either in whole or part, a deed plotting of the parent tract as it existed on September 19, 1990, or the date of an amendment to Chapter
425, Zoning, that classified the tract as part of the Agricultural Zoning District, shall be provided. The deed plotting shall include: all parcels subdivided from the parent tract after September 19, 1990, or the date of an amendment to Chapter
425, Zoning, that classified the tract as part of the Agricultural Zoning District; the deed reference for each lot subdivided after September 19, 1990, or the date of an amendment to Chapter
425, Zoning, that classified the tract as part of the Agricultural Zoning District; and the recording date and subdivision plan book reference of the subdivision. In addition to the foregoing, the following note shall be included for all subdivisions which are located in the Agricultural Zoning District, either in whole or part: "As provided for by §
425-11D of the Manor Township Zoning Ordinance, the available quota of single-family dwelling units was _____ units as of September 19, 1990 or the date of an amendment to the Manor Township Zoning Ordinance that classified the tract as part of the Agricultural Zoning District. This subdivision represents _____ of the remaining _____ allotted single-family dwelling units. Lot No. _____ shall carry with it the right to erect the _____ remaining quota of single-family dwelling units."
Q. Where the proposed subdivision or land development is located partially
or wholly within an area prone to frequent flooding (either by impoundment
or conveyance) as indicated by the flood boundary and floodway map,
profiles, and supporting data, soil type or local historical record;
the developer shall supply the location and elevation of all proposed
roads, fills, utilities, buildings, stormwater management, and erosion
control facilities.
R. Location of all percolation test holes, deep probe holes and proposed
on-lot sewage system and well locations.
S. Easements for the on-lot sewage replacement locations.
T. Clear sight triangles and stopping sight distances for all intersections as described in Article
V of this chapter shall be shown on the plan.
U. Where the preliminary plan covers only a part of an intended larger
development, a sketch plan of the future development, in a form suitable
to the Township and in compliance with the requirements of this chapter,
including the logical extension of the sewer and water facilities
for the future development part, shall be furnished. The street system
of the plan under consideration may be subject to review, and the
current development part will be considered in light of adjustments
and connections with future streets and utilities in the future development
part.
V. In the case of a preliminary plan calling for the installation of
improvements beyond a five-year period, a schedule delineating all
proposed sections as well as deadlines within which applications for
final approval of each section are intended to be filed shall be provided.
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.
The following certifications shall be included on all subdivision
and land development plans:
A. Certificate, signature and seal of the surveyor registered in the
Commonwealth of Pennsylvania to the effect that the survey is correct
as provided in the Appendix.
B. Certificate, signature and seal of a professional registered in the
Commonwealth of Pennsylvania and qualified to perform such duties,
to the effect that the plan is correct as provided in the Appendix.
C. Certificate, signature and seal of a professional registered in the Commonwealth of Pennsylvania and qualified to perform such duties, indicating compliance with the provisions of the stormwater management requirements of Chapter
373, Stormwater Management, of the Code of Manor Township as provided in the Appendix.
D. Certificate of review by the Township Planning Commission as provided
in the Appendix.
E. Certificate of review by the Township Board of Supervisors as provided
in the Appendix.
The following reports, as applicable, shall be included with
all subdivision and land development plans, unless otherwise specified
by this chapter:
A. A hydrologic/hydraulic or stormwater management report as required by Chapter
373, Stormwater Management, of the Code of Manor Township.
B. A water feasibility report as described in §§
388-35 through
388-40 of this chapter.
C. A sewer feasibility report as described in §§
388-35 through
388-40 of this chapter.
D. A traffic evaluation report as described in §§
388-35 through
388-40 of this chapter.
E. A wetland report as described in §§
388-35 through
388-40 of this chapter.
F. A historic features report as described in §§
388-35 through
388-40 of this chapter.
In addition to the requirements listed in §§
388-18 through
388-24, an executed application for final plan review and the following additional information shall be included on all final subdivision and land development plans. Revised final plans, as defined herein, shall not be required to include the off-site existing features information as specified in §
388-21B.
All sheets to be recorded by the Recorder of Deeds shall be
24 inches by 36 inches.
The following proposed features and plan information shall be
shown on the "Proposed Features" sheet(s).
A. Complete description of the center line and right-of-way line for
all new streets or dedicated right-of-way, whether public or private,
and alleys. This description shall include distances and bearings
with curve segments comprised of radius, tangent, arc, and chord.
B. Lot lines with accurate bearings and distances and lot areas for
all parcels. Curve segments shall be comprised of arc, chord, bearings,
and distances. Along existing street rights-of-way the description
may utilize the existing deed lines or street center lines; along
all proposed street rights-of-way, the description shall be prepared
to the right-of-way lines.
C. Total number of lots, units of occupancy, density, and proposed land
use. If a multiple land use is proposed, the location of each land
use shall be indicated.
D. Final vertical and horizontal alignment for proposed public or private
streets and alleys, sanitary sewer, and water distribution systems.
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. This information may be provided on separate
sheets and is not subject to recording with the final plans.
F. Location and material of all permanent monuments and lot line markers,
including a note that all monuments and lot markers are set or indicating
when they will be set.
G. A detailed grading plan. The grading plan shall include finished
grades and ground floor elevations. This information may be provided
on separate sheets and is not subject to recording with the final
plans.
H. Identification of any lands to be dedicated or reserved for public,
semipublic or community use.
I. In the case of a plan which requires access to a highway under the
jurisdiction of the Department of Transportation, the inclusion of
the following plan note:
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"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 access to a state highway is permitted.
Access to the state highway shall be as authorized by a Highway Occupancy
Permit, and the Board of Supervisors' approval of this plan in
no way implies that such a permit can be acquired."
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J. All final plans proposing residential development or residential
uses within or adjoining the Agricultural Zoning District or agricultural
uses must contain in conspicuous form the following language: "WARNING:
The property described herein is located within an area where land
is used for agricultural production. Owners, residents and other users
of this property may be subjected to inconvenience, discomfort and
the possibility of injury to property and health arising from normal
accepted agricultural practices and operations, including but not
limited to, noise, odors, dust, operation of machinery of any kind
including aircraft, storage and disposal of manure, and application
of fertilizers, soil amendments, herbicides, and pesticides. Owners,
occupants and users of this property should be prepared to accept
such inconveniences, discomfort and possibility of injury from normal
agricultural operations, and are hereby put on official notice that
Section 4 of Pennsylvania Act 133 of 1982, 'The Right to Farm
Law,' may bar them from obtaining a legal judgment against such
normal agricultural operations." A copy of the final plan shall be
issued to the purchaser of each lot within the subject subdivision.
The note shall be included on all deeds of the subject subdivision.
K. A complete landscape plan, prepared by a landscape architect, showing
the location, size and type of all plant material required by provisions
of this chapter or any other applicable Township regulations, including
but not limited to, screening, buffer planting, parking landscaping,
replacement trees, and street trees. The landscape plan should be
provided on separate sheets and must include the signature and seal
of the registered landscape architect responsible for preparation
of the plan.
L. A detailed schedule of inspections, as generally outlined by §
388-58 of this chapter, which is tailored for the site under consideration.
M. In the case of land development plans, architectural elevations shall
be submitted for review by the Township.
N. One copy of the approved final plans shall be submitted in an electronic
GIS compatible format that is acceptable to the Township.
The following reports, as applicable, shall be included with
all subdivision and land development plans, unless otherwise specified
in this chapter, as stipulated herein.