The scale and sheet size of sketch plans shall be as required for preliminary plans in § 121-14A(1) and (3). It is recommended that the sketch plan be prepared by an engineer, surveyor or landscape architect. The sketch plan shall show or be accompanied by the following data, legible in every detail, but not necessarily drawn to exact scale with precise dimensions:
A.
The name and address of the developer, if applicable, and landowner.
B.
The name of the individual and/or the firm that prepared the plan.
C.
A location map with sufficient information to locate the property.
D.
A North arrow.
E.
Written and graphic scales.
F.
Existing tract boundaries accurately labeled with the names of adjacent
landowners and adjacent plans of record.
G.
The name of the municipality in which the project is located, including
the location of any municipal boundary lines if located within the
vicinity of the property.
H.
A statement on the plan identifying the district, lot size and/or
density requirements of the prevailing zoning ordinance and existing
variances, special exceptions, conditional uses and nonconforming
structures/uses.
I.
Significant topographical and man-made features, e.g., bodies of
water, quarries, floodplains, tree masses and structures.
J.
Proposed streets, parking, buildings, lot layout, water supply, sanitary
sewage disposal and other planned features.
K.
Proposed land use; if several land uses are proposed, the location
of each land use shall be indicated.
Preliminary plans shall be prepared by an engineer, surveyor
and/or a landscape architect registered in the Commonwealth of Pennsylvania
to perform such duties. Metes and bounds descriptions shall be prepared
by surveyors, and designs which entail engineering expertise shall
be prepared by professional engineers. The preliminary plan shall
show, be accompanied by or be prepared in accordance with the following:
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. Profile plans shall maintain a ratio of one to 10 vertical
to horizontal. However, the sanitary sewer facilities plans shall
be at a horizontal scale of 50 feet to the inch and a vertical scale
of five feet to the inch.
(2)
Dimensions for the entire tract boundary shall be in feet and decimals;
bearings shall be in degrees, minutes and seconds. Lot line descriptions
shall read in a clockwise direction. The plan shall include a signed
statement by a registered surveyor that the description is based upon
a survey and does not have an error of closure greater than one foot
in 10,000 feet. (See Appendix No. 1.[1]) If a landowner is going 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 fewer acres, its existing perimeter must
be described to the accuracy requirements of this chapter.
[1]
Editor's Note: Appendix 1 is included at the end of this chapter.
(3)
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, and a master sheet shall be provided.
If more than one sheet is necessary, each sheet shall be numbered
to show the relationship to the total number of sheets in the plan
(e.g., sheet one of five).
(4)
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, authorized agent of the tract,
the developer and the firm that prepared the plans.
(4)
The source of title to the land included within the subject application,
as shown by the books of the York County Recorder of Deeds. If equitable
owner, the name, address and reference to the equity agreement shall
be shown.
(5)
The map and lot number assigned to the property by the York County
Tax Assessment Office.
(6)
The file or project number assigned by the firm that prepared the
plan, the plan date and the date(s) of all plan revisions.
(7)
A North arrow, a graphic scale and a written scale.
(8)
The total acreage of the entire existing tract.
(9)
A statement on the plan identifying the district, lot size and/or
density requirements of the prevailing zoning ordinance and any existing
variances, special exceptions, conditional uses and nonconforming
structures/uses.
(10)
A statement on the plan identifying any existing waivers.
(11)
The location and description of existing lot line markers and
monuments along the perimeter of the entire existing tract.
(12)
A location map, drawn to scale, relating the property to at
least two intersections of existing road center lines, including the
approximate distance to the intersection of the center lines of the
nearest existing street intersection.
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 within or immediately
adjacent to the subject tract and a notation indicating the datum
used. Contours plotted from the United States Geodetic Survey may
only be used for subdivision plans of no more than five lots which
require no new streets or other public improvement. Contour data is
not required beyond 200 feet of the proposed lots within remaining
land which exceeds 10 acres.
(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 (including manhole numbers), water supply mains,
fire hydrants, buildings, swales, watercourses, bodies of water, floodplains
and stormwater management facilities which affect stormwater runoff
on the subject tract.
(c)
The location of existing rights-of-way for electric, gas and
oil transmission lines and railroads.
(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, swales, watercourses, bodies of water, floodplains stormwater
management facilities and wooded areas.
(c)
The location of existing rights-of-way for electric, gas, and
oil transmission lines and railroads.
D.
Proposed features.
(1)
A complete description of the right-of-way for all new streets. This
description shall include distances and bearings with curve segments
comprised of radius, tangent, arc and chord. The description shall
not have an error of closure greater than one foot in 10,000 feet.
(2)
Approximate dimensions of lot lines and approximated lot areas for
all parcels. Along street rights-of-way, the lot line dimensions shall
be prepared to the right-of-way lines.
(3)
Lot numbers in consecutive order.
(4)
In the case of land development plans, the location and configuration
of proposed buildings, parking compounds, streets, access drives,
driveways and all other significant facilities.
(5)
A statement on the plan indicating the proposed total number of lots,
units of occupancy, density, minimum lot size, types of sanitary sewage
disposal, type of water supply, name of the authority providing sanitary
sewage disposal and water supply, if applicable, and proposed land
use and the location of each land use if a multiple land use is proposed.
This statement shall also include the criteria needed to calculate
off-street parking, lot coverage and other requirements of the prevailing
Township zoning ordinance.[2]
(6)
Easements.
(7)
Building setback lines, with distances from the street right-of-way.
A typical example may be used to identify side and rear yard setback;
however, odd or unusual shaped lots shall be plotted with all setback
lines.
(8)
Identification of buildings and other structures 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)
Final vertical and horizontal alignment on one sheet for each
proposed street, stormwater management facility, sanitary sewer (including
manhole numbers) and water distribution system. 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, size and type of material.
This information is not subject to recording with the York County
Recorder of Deeds.
(11)
Proposed names for new streets.
(12)
The 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.
(13)
In the case of land development plans, a 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 York County Recorder of Deeds.
(14)
A statement on the plan indicating any proposed waivers. This
statement must be revised, prior to recordation of the plan, to acknowledge
the outcome of the requested waiver.
(15)
Identification of any lands to be dedicated or reserved for
public, semipublic or community use.
E.
F.
Impact statements. Impact statements for residential land uses which
exceed 25 lots or units in whole or in part, all nonresidential uses
or, upon a determination of need by the Board of Supervisors:
(1)
Transportation.
(a)
The objective of the impact statement on transportation is to
provide the Township with enough data to properly determine:
[1]
The impact generated by the proposed development on the neighboring
street network, as well as on streets which provide immediate access
to the site. The Board of Supervisors reserves the right to stipulate
the limit of study.
[2]
The capital improvements to existing transportation facilities
that will be needed because of the development.
[3]
The traffic safety problems that may be generated by the development.
(b)
As a minimum, the impact statement shall include the following:
[1]
A description of the traffic impact area (trafficshed), including
its major roads and potential traffic generation rates to be determined
by current land use planning.
[2]
Existing twenty-four-hour and peak hour traffic volume data
for all streets which provide direct access to the proposed development
and for the collectors and arterials which will serve it, as well
as any major intersection within the impact area.
[3]
Estimates of the total number of vehicle trips to be generated
by the development for a typical twenty-four-hour period and typical
a.m. and p.m. peak periods.
[4]
Assignment of future twenty-four-hour and peak hour volumes
to the collectors and arterials and other streets that will serve
the proposed development based on the above assignment and projections
of increased traffic volumes within the traffic impact area, to be
determined by an extrapolation of former development trends, and the
amounts of usable area already planned and/or zoned within the traffic
impact area. Any previously approved projects within the traffic impact
area that have not yet been occupied should also be factored in these
future traffic volume projections.
[5]
Projected twenty-four-hour and peak hour turning movement data
for all access points proposed for the development.
[6]
Capacity/level of service analysis on major intersections which
will be impacted by the additional volumes generated by the development.
[7]
The most recent data about existing accident levels at the above
intersections categorized by accident type for each intersection.
[8]
Descriptions of the street improvements that will be required
in order to avoid problems of traffic congestion and traffic safety.
[9]
Cost estimates of any proposed improvements that will be required.
[10]
Descriptions of existing and planned public transportation services
in the Township and the potential to serve the proposed development.
[11]
Descriptions of any actions proposed or offered by the applicant
to alleviate any burdens caused by the impact of the proposed development
on the transportation network.
[12]
The source of standards used in the data as presented.
(2)
Recreation.
(a)
The objective of the impact statement concerning recreation
is to provide sufficient data for the Township to adequately evaluate:
(b)
As a minimum, the impact statement shall include the following:
[1]
A description of the projected age breakdown of the residents
of the proposed development.
[2]
A description of any recreation facilities to be provided by
the developer.
[3]
A description of who the responsible party(ies) will be for
maintenance of any recreational facilities to be provided by the developer.
[4]
A description of existing municipal recreation facilities and
the impact of the proposed development on these facilities.
[5]
Discussion of potential for any recreation facilities to be
provided by the developer to compensate for any anticipated deficiencies
of the Township's recreational facilities.
[6]
A description of accessibility of proposed facilities to general
Township residents.
[7]
A description of any contributions that the developer plans
to make for Township recreation to compensate for expected impacts.
[8]
The source of standards used in the data as presented.
G.
Certifications and notifications.
(1)
Where the land included in the subject application has an electric
or telephone transmission 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 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.
(2)
A statement by the individual responsible for the data to the effect
that the survey, plan and/or other general data are correct (See Appendix
No. 1.[4]) This statement must be placed on both plans and reports.
[4]
Editor's Note: Appendix 1 is included at the end of this chapter.
(3)
Applicable plan notations. (See Appendix No. 7.[5]
[5]
Editor's Note: Appendix No. 7 is included at the end of this chapter.
(5)
A statement that a highway occupancy permit is required pursuant
to Section 420 of the Act of June 1, 1945, P.L. 1242, No. 428, as
amended, before street or driveway access to a state highway is permitted.
[Added 6-14-1990 by Ord. No. 90-07]
H.
Filing fee. The preliminary plan shall be accompanied by a check
or money order drawn to West Manchester Township in an amount specified
on the fee schedule adopted by resolution of the Board of Supervisors
and available at the Township Office.
Final plans shall be prepared by an engineer, surveyor or landscape
architect registered in the Commonwealth of Pennsylvania to perform
such duties. The final plan shall show, be accompanied by or prepared
in accordance with the following:
A.
Drafting standards. The same standards are required for a final plan as specified for a preliminary plan in § 121-14A.
B.
Location and identification. The same standards are required for a final plan as specified for a preliminary plan in § 121-14B.
C.
Existing features. The same standards are required for a final plan as specified for a preliminary plan in § 121-14C.
D.
Proposed features. The information required in § 121-14D for preliminary plans is required for a final plan. In addition to the above, the following data is required:[1]
(1)
A complete description of all lot lines, with accurate bearings and
distances, and lot areas for all parcels. Curve segments shall be
comprised of arc, chord, bearing and distance. The description shall
utilize the existing and/or proposed deed lines up to the street right-of-way
line. All descriptions shall be prepared to street right-of-way way
lines. The description shall not have an error of closure greater
than one foot in 10,000 feet. The accuracy of the description shall
be certified by an individual registered in the commonwealth to perform
such duties.
(2)
The suggested street address for all new lots.
[1]
Editor's Note: Original Section 403.04, Subsection a),
which immediately followed this subsection and required a right-of-way
line description for all new streets, was deleted 11-14-1991 by Ord.
No. 91-09.
E.
Reports. The same standards are required for a final plan as specified for preliminary plan in § 121-14E.
F.
Certifications and notifications. In addition to the following data, the same standards are required for a final plan as specified for preliminary plan in § 121-14G.
(1)
A statement and signature block acknowledging final plan approval
(see Appendix No. 5[2]). This statement must be placed on all sheets which are
subject to recording with the York County Recorder of Deeds.
[2]
Editor's Note: Appendix No. 5 is included at the end of this chapter.
(2)
A statement and signature block acknowledging plan review by the
Township Planning Commission (See Appendix No. 3[3]). This statement must be placed on all sheets which are
subject to recording with the York County Recorder of Deeds.
[3]
Editor's Note: Appendix No. 3 is included at the end of this chapter.
(3)
Notice from the Pennsylvania Department of Environmental Resources
that a sewer facilities plan revision or supplement has been approved.
(4)
A notarized statement 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 No. 2[4]). This must be dated following the last change or revision
to said plan.
[4]
Editor's Note: Appendix No. 2 is included at the end of this chapter.
(5)
A statement of dedication of streets and other public property, as
well as area that is not to be offered for dedication. (See Appendix
No. 2.[5])
[5]
Editor's Note: Appendix No. 2 is included at the end of this chapter.
(6)
The submission of a controlling agreement in accordance with § 121-23B when an application proposes to establish areas which are not offered for dedication to public use.
(7)
A statement to accommodate the York County Recorder of Deeds information
(see Appendix No. 6[6]). This statement must be placed on all sheets which are
subject to recording with the York County Recorder of Deeds.
[6]
Editor's Note: Appendix No. 6 is included at the end of this chapter.
(8)
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.
G.
Filing fee. The final plan shall also be accompanied by a check or
money order drawn to West Manchester Township in an amount specified
on the fee schedule adopted by resolution of the Board of Supervisors
and available at the Township Office.
