The scale and sheet size of sketch plans shall be as required for preliminary plans in § 318-15A. The sketch plan shall be prepared by a landowner, engineer, land surveyor, landscape architect, or land planner. It is suggested that the sketch plan show or be accompanied by the following data, legible in every detail, but not necessarily drawn to exact scale with precise dimensions:
A.
Name, address, and telephone number of the landowner and applicant
(if applicable).
B.
Name, address, and telephone number of the individual and the firm
that prepared the plan.
C.
Location map with sufficient information to locate the property.
D.
North arrow.
E.
Written scale and graphic scale.
F.
Approximate location of existing tract boundaries.
G.
Significant topographical and man-made features (e.g., steep slope,
bodies of water, quarries, tree masses, structures, wetlands, natural
features).
H.
Proposed street, parking, building, lot layout, type of water supply,
type of sanitary sewage disposal, landscaping, recreational facilities,
and other planned features.
I.
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, land surveyor,
and/or landscape architect registered in the Commonwealth of Pennsylvania
to perform such duties. Metes and bounds descriptions shall be prepared
by land surveyors, and designs which entail engineering shall be prepared
by registered engineers with appropriate expertise. 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, or 100 feet to the inch. Profile
plans shall maintain a ratio of 1:10 vertical to horizontal.
(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 description shall be based
upon a survey and not have an error of closure greater than one foot
in 10,000 feet.
(3)
The sheet size shall be no smaller than 18 inches by 24 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 numbered to show the relationship to the total
number of sheets in the plan (e.g., Sheet 1 of 5).
(4)
Plans shall be legible in every detail to the satisfaction of the
Borough.
(5)
All profile sheets shall include the corresponding horizontal alignment;
utilities and stormwater facilities located in a given area shall
be provided on the same sheet to show their interrelationship. All
plan information shall be provided in an easy-to-read format. Applicants
are encouraged to follow the standard plan format provided in Appendix
No. 10.
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)
A location map, drawn to scale, relating the property to at least
two intersections of existing road center lines, and showing the street
names of all adjoining streets to the proposed development or subdivision.
(4)
The name, address, and telephone number of the owner, authorized
agent of the tract, the developer and the firm that prepared the plans.
(5)
Source of title to the land included within the subject application,
as shown in the office of the Lebanon County Recorder of Deeds. If
the equitable owner, the name, address and reference to the equity
agreement.
(6)
The Geographic Information System geographic identification number.
(7)
The file or project number assigned by the firm that prepared the
plan, the plan date, and the date(s) of all plan revisions.
(8)
A North arrow, a graphic scale, and a written scale.
(9)
The total acreage of the entire existing tract.
(10)
A statement on the plan identifying the zoning district for the subject property and surrounding land. Additionally, the lot size and/or density, lot coverage, building coverage, and yard requirements of Chapter 380, Zoning, shall be identified for the subject property.
(11)
A statement on the plan identifying any existing waivers, variances,
special exception, conditional use, and existing nonconforming structures/uses.
(12)
The location and description of all buildings and structures
on the tract as well as the proposed disposition of each.
C.
Existing conditions.
(1)
Existing contours shall be shown at a two-foot interval across the
subject property and 50 feet beyond the subject property. 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 which require no new streets or
other public improvement. All survey plan data shall be referenced
to the North American Datum of 1983 (NAD 83), Pennsylvania South Zone
Coordinate System. All vertical data shown on the plan shall be referenced
to the North American Vertical Datum of 1988 (NAVD 88).
(2)
The names of all immediately adjacent landowners, and the names and
current deed references of the most recent version of previously recorded
plans for all adjacent projects.
(3)
The location and description of existing lot line markers and monuments
along the perimeter of the entire existing tract.
(4)
The following items, when located on the subject tract, within 50
feet of the subject tract, or beyond 50 feet of the subject tract
when the item affects the tract:
(a)
The location, size, and name of existing rights-of-way and cartways
for streets, access drives, driveways, and service streets.
(b)
The location and size of the following existing features (e.g.,
public sanitary sewer facilities, public water supply facilities,
fire hydrants, buildings, swales, watercourses, bodies of water, wetland,
rock outcroppings, sinkholes, and stormwater management facilities
which affect stormwater runoff on the subject tract) and any related
rights-of-way.
(c)
The location and size of existing rights-of-way and easements.
(5)
The location and size of the existing individual on-lot sanitary
sewer disposal facility and water supply facility when located on
the subject tract or within 50 feet of the subject tract.
(6)
The location and identification by species of existing healthy trees
with a caliper of six inches or more as measured at a height of 4 1/2
feet above existing grade, when standing alone or in small groups.
(7)
The location of other existing, established landscape materials.
(9)
Important natural features. The location and identification of important
natural features shall include but not be limited to the following:[2]
D.
Proposed features.
(1)
Complete description of the center line 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 lot line dimensions and lot areas for all proposed parcels.
Along existing street rights-of-way, the description shall utilize
the existing deed 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, lot coverage, building coverage, types of sanitary sewage disposal, type of water supply, name of authority providing sanitary sewage disposal and water supply (if applicable), and proposed land use. The location of each land use if several types of uses are proposed. This statement shall also include the criteria needed to calculate off-street parking, lot coverage and other requirements of the prevailing Chapter 380, Zoning.
(6)
Easements for utilities, access, stormwater facilities, etc.
(7)
Building setback lines, with distances from the property and street
right-of-way.
(8)
Identification of buildings and other structures proposed for demolition.
(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. Cross-sections for improvements to existing streets shall be
provided for each fifty-foot station location.
(10)
Vertical and horizontal alignment on the same 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 Lebanon County
Recorder of Deeds.
(11)
Proposed names for new streets, pavement markings and traffic
control devices.
(12)
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 in the office of the Lebanon County Recorder of Deeds.
(14)
A statement on the plan indicating any proposed waivers, special
exceptions, conditional uses or variances. This statement must be
revised, upon action on the request to acknowledge the outcome of
the requested waiver or variance prior to recordation of the plan.
(15)
Identification of any lands to be dedicated or reserved for
public, semipublic, or community use.
E.
Reports.
(1)
Sketch plan. A plan drawn to the standards of a sketch plan for the
entire landholding when, in the opinion of the Borough, the application
significantly impacts the undeveloped portion of the landholding.
The application will be considered in light of its relationship to
the entire landholdings.
(3)
Stormwater. A stormwater management plan in accordance with Chapter 310, Stormwater Management, as amended.
(4)
Traffic impact study.
(a)
Study required.
[1]
Abbreviated traffic impact study. Whenever a proposed project
will generate 50 to 99 new vehicle trips in the peak direction (inbound
or outbound) during the site peak traffic hour, the applicant shall
perform an abbreviated traffic impact study. Based on this study,
certain improvements may be identified as necessary to provide safe
and efficient access to the development. The abbreviated traffic impact
study shall include:
[2]
Comprehensive traffic impact study.
[a]
Whenever a proposed project will generate 100 or
more new vehicle trips in the peak direction (inbound or outbound)
during the site peak traffic hour, the applicant shall perform a comprehensive
traffic impact study. Based on this study, certain improvements may
be identified as necessary to provide safe and efficient access to
the development.
[b]
Transportation demand management measures such
as staggered start and end work times, telecommuting, utilization
of transit, greenway or trail linkages, park-and-ride lots, etc.,
may be used to reduce trip generation for the proposed development.
If such measures will reduce the new vehicle trips in the peak direction
during the peak traffic hour to less than 100, than an abbreviated
traffic impact study may be performed in lieu of a comprehensive study.
When such trip reduction measures are used to justify performance
of an abbreviated study as permitted by this section, a developer
and successors shall be bound by a recorded agreement to implement
such measures. The terms and form of agreement shall be as mutually
agreed upon by the Borough and the developers.
[3]
In addition, a comprehensive traffic impact study shall be prepared
at the discretion of the Borough whenever any of the following conditions
exist within the impact study area:
[a]
Current traffic problems exist in the local area
or neighborhood, including but not limited to a high crash location,
confusing intersection, or a congested intersection that directly
affects access to the development.
[b]
The ability of the existing roadway system to handle
increased traffic or the feasibility of improving the roadway system
to handle increased traffic is limited.
[c]
If access is proposed to a state highway, the traffic impact
study shall be prepared in accordance with PennDOT Publications and
Procedures for Transportation Impact Studies, Publication 46 Traffic
Engineering Manual.
(b)
Traffic impact study requirements:
[1]
Area of traffic scope study. The traffic scope study area shall
be based on the characteristics of the surrounding area. The intersections
to be included in the study shall be adjacent to the site or have
direct impact upon the access to the site. The intersections shall
be mutually agreed upon by the Borough and the transportation engineer
preparing the study.
[2]
Preparation by transportation engineer required. Traffic impact
studies shall be prepared under the supervision of a qualified and
experienced transportation engineer with specific training in traffic
and transportation engineering and at least two years of experience
related to preparing traffic engineering studies for existing or proposed
developments. Traffic impact study reports shall be signed and sealed
by a professional engineer.
[3]
Horizon year. The traffic forecasts shall be prepared for the
anticipated opening year of the development, assuming full build out
and occupancy. This year shall be referred to as the "horizon year."
The design year analysis should also be included in the forecast,
which is the horizon year plus five years.
[4]
Nonsite traffic estimates. Estimates of nonsite traffic shall
be made and will consist of through motorized and nonmotorized traffic
and motorized and nonmotorized traffic generated by all other developments
within the study area for which preliminary or final plans have been
approved. Nonsite traffic may be estimated using any one of the following
three methods: "build-up" technique, area transportation plan data
or modeled volumes, and trends or growth rates.
[5]
Trip generation rates required. The traffic impact study shall
include a table showing the land use categories and quantities, with
the corresponding trip generation rates or equations (with justification
for selection of one or the other), and resulting number of trips.
The trip generation rates used must be either from the latest edition
of Trip Generation by ITE or from a local study of corresponding land
uses and quantities. All sources must be referenced in the study.
[6]
Consideration of pass-by trips. If pass-by trips or shared trips
are a major consideration for the land use in question, studies should
be referenced and interviews should be conducted and documented at
similar land uses.
[7]
Rate sums. Any significant difference between the sums of single-use
rates and proposed mixed-use estimates must be justified and explained
in the study.
[8]
Explanations required. The reasoning and data used in developing
a trip generation rate for special/unusual generators must be justified
and explained in the study.
[9]
Definition of influence area.
[a]
Prior to trip distribution of site-generated trips,
an influence area must be defined which contains 80% or more of the
trip ends that will be attracted to the development. A market study
can be used to establish the limits of an influence area, if available.
If no market study is available, an influence area should be estimated
based on a reasonable documented estimate. The influence area can
also be based on a reasonable maximum convenient travel time to the
site, or delineating area boundaries based on locations of competing
developments.
[b]
Other methods, such as using trip data from an
existing development with similar characteristics or using an existing
origin-destination survey of trips within the area can be used in
place of the influence area to delineate the boundaries of the impact.
[10]
Estimates of trip distribution required.
[b]
Whichever method is used, trip distribution must
be estimated and analyzed for the horizon year. A multiuse development
may require more than one distribution and coinciding assignment for
each phase (for example, residential and retail phases on the same
site). Consideration must also be given to whether inbound and outbound
trips will have similar distributions.
[11]
Trip assignments.
[a]
Assignments must be made considering logical routings,
available roadway capacities, left turns at critical intersections,
and projected (and perceived) minimum travel times. In addition, multiple
paths should often be assigned between origins and destinations to
achieve realistic estimates, rather than assigning all of the trips
to the route with the shortest travel time. The assignments must be
carried through the external site access points and in large projects
(those producing 500 or more additional peak direction trips to or
from the site during the development's peak hour) through the
internal roadways. When the site has more than one access driveway,
logical routing and possibly multiple paths should be used to obtain
realistic driveway volumes. The assignment should reflect conditions
at the time of the analysis. Assignments can be accomplished either
manually or with applicable computer models.
[b]
If a thorough analysis is required to account for
pass-by trips, the following procedures should be used:
[c]
Upon completion of the initial site traffic assignment,
the results should be reviewed to see if the volumes appear logical
given characteristics of the road system and trip distribution. Adjustments
should be made if the initial results do not appear to be logical
or reasonable.
[12]
Total traffic impacts. Motorized and nonmotorized traffic estimates
for any site with current traffic activity must reflect not only new
traffic associated with the site's redevelopment, but also the
trips subtracted from the traffic stream because of the removal of
a land use. The traffic impact study report should clearly depict
the total traffic estimate and its components.
[13]
Capacity analysis.
[a]
Capacity analysis must be performed at each of
the major street and project site access intersection locations (signalized
and unsignalized) within the study area.
[b]
In addition, analyses must be completed for roadway
segments, deemed sensitive to site traffic within the study area.
These may include such segments as weaving sections, ramps, internal
site roadways, parking facility access points, and reservoirs for
vehicles queuing off site and on site. Other locations may be deemed
appropriate depending on the situation.
[c]
The recommended level-of-service analysis procedures
detailed in the most recent edition of the Highway Capacity Manual
must be followed.
[d]
The operational analyses in the Highway Capacity
Manual, HCM or SYNCHRO software should be used for analyzing existing
conditions, traffic impacts, access requirements, or other future
conditions for which traffic, geometric, and control parameters can
be established.
[14]
Perform an auxiliary lane analysis at any proposed intersection.
[15]
Perform a crash analysis at all studied intersections for a five-year
period.
[16]
Perform a sight distance analysis at any proposed intersection.
[17]
Perform a queue analysis at a signalized intersection studied. PennDOT
Publication 46 methodology shall be used.
[18]
Required levels of service. The recommendations of the traffic
impact study shall provide safe and efficient movement of traffic
to and from and within and past the proposed development, while minimizing
the impact to nonsite trips. The current levels of service must be
maintained if they are level "C" or "D," not allowed to deteriorate
to worse than level "C" if they are currently level "A" or "B," and
improved to level "D" if they are level "E" or "F."
[19]
Documentation required. A traffic impact study report shall
be prepared to document the purpose, procedures, findings, conclusions,
and recommendations of the study.
[a]
The documentation for a traffic impact study shall
include, at a minimum:
[i]
Study purpose and objectives.
[ii]
Description of the site and study area.
[iii]
Existing roadway conditions in the area of the
development.
[iv]
Recorded or approved nearby development(s) within
the traffic impact study area.
[v]
Trip generation, trip distribution and modal split.
[vi]
Projected future motorized and nonmotorized traffic
volumes.
[vii]
An assessment of the change in roadway operating
conditions resulting from the development traffic.
[viii]
Recommendations for site access and transportation
improvements needed to maintain and/or improve motorized and nonmotorized
traffic flow to, from, within, and past the site at an acceptable
and safe level of service.
[ix]
Transit location, availability of bike routes,
connection to a park and/or trail system.
[b]
The analysis shall be presented in a straightforward
and logical sequence. It shall lead the reader step-by-step through
the various stages of the process and resulting conclusions and recommendations.
[c]
The recommendations shall specify the time period
within which the improvements should be made (particularly if the
improvements are associated with various phases of the development
construction), and any monitoring of operating conditions and improvements
that may be required. The recommendations shall also identify who
will be responsible for making the improvements.
[d]
Data shall be presented in tables, graphs, maps,
and diagrams wherever possible for clarity and ease of review.
[e]
To facilitate examination by the Borough Planning
Commission and Council, an executive summary of one or two pages shall
be provided, concisely summarizing the purpose, conclusions, and recommendations.
[f]
The study documentation outlined above provides
a framework for site traffic access/impact study reports. Some studies
will be easily documented using this outline. However, the specific
issues to be addressed, local study requirements, and the study results
may warrant additional sections.
(c)
Improvements.
[1]
Responsibility for improvements. The applicant shall be responsible
for the improvements required to provide safe and convenient ingress
and egress to the development site.
[2]
Coordination with Borough requirements. The applicant shall be responsible for other improvements related to the results of the traffic impact study as may be agreed to with the Borough or which are required by the Borough to be installed or paid for by the applicant consistent with provisions of Article V of the most recent version of the MPC.
(5)
Park and recreation. A park and recreation report shall be required
for residential developments of 50 or more residential lots or dwelling
units. Said report shall be prepared by a registered landscape architect
(RLA) or a certified planner with experience in park and recreation
design with the following minimum considerations:
(a)
A description of the total projected number of residents in
their respective age groups.
(b)
A description of those existing public recreation facilities
located within a one-half-mile radius of the site.
(c)
A description of the adequacy of existing recreation facilities
to serve the proposed residents, taking into consideration current
usage.
(d)
A discussion of potential for any recreation facilities to be
provided by the developer to accommodate new residents and/or compensate
for any anticipated deficiencies of the Borough's recreational
facilities.
(e)
A description of any recreation facilities to be provided by
the developer.
(f)
A discussion on the relationship of the proposal to the prevailing
Palmyra Area Comprehensive Park, Recreation, and Open Space Plan,
and the Lebanon County Recreation and Open Space Plan, as amended.
(g)
A description of responsibility for maintenance of any recreational
facilities to be provided by the developer.
(h)
A description of accessibility of the proposed facilities to
general Borough residents.
(i)
A description of any contributions in accordance with § 318-40 of this chapter that the developer plans to make for Borough recreation to compensate for expected impacts.
(j)
Source of standards used in the data presented.
(6)
Karst hazard assessment and remediation plan. All applications for subdivision and/or land developments where sinkholes, closed depressions, lineaments, or faults have been identified, shall be accompanied by karst hazard assessment and a remediation plan in accordance with § 310-13A of Chapter 310, Stormwater Management.[4]
(7)
Erosion and sediment control plan. All applications shall state whether
an erosion and sediment control plan is required pursuant to 25 Pa.
Code § 102 et seq., or any future corresponding law or regulation.
If an application states that an erosion and sediment control plan
is not required, the applicant shall set forth the basis for such
statement. If an erosion and sediment control plan is required, applicant
shall provide proof of submission of such a plan to the Lebanon County
Conservation District or other applicable agency and shall provide
proof of approval of the erosion and sediment control plan prior to
unconditional final plan approval.[5]
F.
Certifications and notifications.
(1)
Where the land included in the subject application has an electric,
telecommunication 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 copy of the right-of-way
agreement or 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.) This statement must be placed on both plans and reports.
(3)
A statement acknowledging that the subdivision or land development
shown on the plan is presented with the consent of the landowner.
(4)
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,[6] before any improvements are initiated within a state highway;
a Borough street, alley, or access drive; or a driveway intersection
to a state highway, Borough street, alley, or access drive.
[6]
Editor's Note: See 36 P.S. § 670-420.
(5)
An application. (See Appendix No. 6.)
(6)
(Optional) A statement acknowledging Borough action. (See Appendix
Nos. 3 and 4.)
(7)
An application requesting the review by the Lebanon County Planning
Department.
G.
Filing fee. The preliminary plan shall be accompanied by a check
or money order drawn to Palmyra Borough in an amount specified on
the fee schedule adopted by resolution of the Borough Council and
available at the Borough Municipal Center.
Final plans shall be prepared by an engineer, land surveyor
and/or landscape architect registered in the Commonwealth of Pennsylvania
to perform such duties. Metes and bounds descriptions shall be prepared
by land surveyors, and designs which entail engineering shall be prepared
by registered engineers with appropriate expertise. The final plan
shall show, be accompanied by, or be 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 § 318-15A.
B.
Location and identification. The same standards are required for a final plan as specified for a preliminary plan in § 318-15B.
C.
Existing features. The same standards are required for a final plan as specified for a preliminary plan in § 318-15C.
D.
Proposed features. In addition to the following data, the same standards are required for a final plan as specified for a preliminary plan in § 318-15D.
(1)
Complete description of the center line and right-of-way line for
all new and existing 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)
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. 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. The description
shall not have an error of closure greater than one foot in 10,000
feet.
(3)
Locational dimensions for easements with sufficient detail to provide
easy on-site location. Easements shall be located by a metes and bounds
description.
(4)
Street
addresses assigned for all proposed lots.
E.
Reports. The same standards are required for a final plan as specified
for preliminary plan in § 402-15E. If the reports were submitted
with the preliminary plan and the contents are unchanged, they may
be submitted by reference as opposed to full text submission.
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 § 402-15F.
(1)
A statement on the plan acknowledging final plan approval. (See Appendix
No. 5.) This statement must be placed on the first sheet of plans
which are subject to recording in the office of the Lebanon County
Recorder of Deeds.
(2)
A statement on the plan acknowledging plan review by the Borough
Planning Commission. (See Appendix No. 3.) This statement must be
placed on the first sheet of plans which are subject to recording
in the office of the Lebanon County Recorder of Deeds.
(3)
A notice from the Pennsylvania Department of Environmental Protection
that a sewer facilities plan revision or supplement has been approved,
or notice that a plan revision or supplement is not necessary.
(4)
A notarized statement on the plan signed by the landowner, duly acknowledged
before an officer authorized to take acknowledgement of deeds, 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. (See Appendix No. 2.) This must
be dated following the last change or revision to said plan.
(5)
A statement on the plan of dedication of streets and other public
property as well as area that is not to be offered for dedication.
(See Appendix No. 2.)
(6)
Such written notices of approval as required by this chapter, including
written notices approving the street name, encroachments along state
routes, water supply systems, sanitary sewage systems, and stormwater
runoff to adjacent properties.
(7)
A statement on the plan to accommodate the Lebanon County Recorder
of Deeds information. (See Appendix No. 5.)
(8)
A statement on the plan to accommodate the Lebanon County Planning
Department certificate of review.
(10)
A statement on the plan that all public improvements will comply
with the Borough's construction specifications.
(11)
An application. (See Appendix No. 6.)
(12)
A properly executed land development agreement for any nonresidential
development and any residential development involving more than 10
lots or a properly executed developer's letter-agreement for
all other development, as applicable, in the form and content required
by the Borough setting forth, among other things, the responsibilities
for the development of the property and listing required improvements,
lands to be dedicated, and contributions to be made to the Borough.
(See Appendix No. 10 and Appendix No. 11.)
(13)
An application requesting the review by the Lebanon County Planning
Department.
(14)
If the plan proposes an addition to an existing lot, an accurate
description of the parcel to be added to the existing lot and an accurate
description of the new lot to be created after the addition. After
the lot add-on plan is recorded, the applicant shall prepare and record
a deed containing a consolidated legal description for the new lot.
G.
Filing fee. The final plan shall also be accompanied by a check or
money order drawn to Palmyra Borough in an amount specified on the
fee schedule adopted by resolution of the Borough Council and available
at the Borough Municipal Center.
Lot add-on, lot consolidation, and revised subdivision plans
shall be prepared by an engineer, land surveyor and/or landscape architect
registered in the Commonwealth of Pennsylvania to perform such duties.
Metes and bounds descriptions shall be prepared by land surveyors,
and designs which entail engineering shall be prepared by registered
engineers with appropriate expertise.
A.
Drafting standards. The same standards are required for lot add-on, lot consolidation, and revised subdivision plans as specified for a preliminary plan in § 318-15A.
B.
Location and identification.
(1)
The proposed project name or identifying title, including "Lot Add-On
Plan Final Plat," "Lot Consolidation Plan Final Plat," or "Revised
Subdivision Plan Final Plat," as applicable.
(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)
A location map, drawn to scale, relating the property to at least
two intersections of existing road center lines, and showing the street
names of all adjoining streets to the proposed subdivision.
(4)
The name, address, and telephone number of the owner, authorized
agent of the tract, the developer and the firm that prepared the plans.
(5)
Source of title to the land included within the subject application,
as shown in the office of the Lebanon County Recorder of Deeds. If
the equitable owner, the name, address and reference to the equity
agreement.
(6)
The Geographic Information System geographic identification number.
(7)
The file or project number assigned by the firm that prepared the
plan, the plan date, and the date(s) of all plan revisions.
(8)
A North arrow, a graphic scale, and a written scale.
(9)
The total acreage of the entire existing tract.
C.
Existing and proposed features.
(1)
The names of all immediately adjacent landowners, and the names and
current deed references of the most recent version of previously recorded
plans for all adjacent projects.
(2)
The location and description of existing and proposed lot line markers
and monuments along the perimeter of the entire tract, including a
note that all monuments and lot line markers are set or indicating
when they will be set.
(3)
The following items when located on the subject tract.
(a)
The location, size, and name of existing rights-of-way and cartways
for streets, access drives, driveways, and service streets.
(b)
The location and size of the following existing features (e.g.,
public sanitary sewer facilities, public water supply facilities,
fire hydrants, buildings, swales, watercourses, bodies of water, wetland,
rock outcroppings, sinkholes, and stormwater management facilities
which affect stormwater runoff on the subject tract) and any related
rights-of-way.
(c)
The location and size of existing rights-of-way and easements.
(4)
Lot numbers in consecutive order.
(5)
A statement on the plan indicating any proposed waivers, special
exceptions, conditional uses or variances. This statement must be
revised upon action on the request to acknowledge the outcome of the
requested waiver or variance prior to recordation of the plan.
D.
Certifications and notifications.
(1)
A statement on the plan acknowledging final plan approval. (See Appendix
No. 5.) This statement must be placed on the first sheet of plans
which are subject to recording in the office of the Lebanon County
Recorder of Deeds.
(2)
A statement on the plan acknowledging Plan Review by the Borough
Planning Commission. (See Appendix No. 3.) This statement must be
placed on the first sheet of plans which are subject to recording
in the office of the Lebanon County Recorder of Deeds.
(3)
A notice from the Pennsylvania Department of Environmental Protection
that a sewer facilities plan revision or supplement has been approved,
or notice that a plan revision or supplement is not necessary.
(4)
A notarized statement on the plan signed by the landowner, duly acknowledged
before an officer authorized to take acknowledgement of deeds, 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. (See Appendix No. 2.) This must
be dated following the last change or revision to said plan.
(5)
A statement on the plan to accommodate the Lebanon County Recorder
of Deeds information. (See Appendix No. 5.)
(6)
A statement on the plan to accommodate the Lebanon County Planning
Department certificate of review.
(7)
An application. (See Appendix No. 6.)
(8)
An application requesting the review by the Lebanon County Planning
Department.
(9)
If the plan proposes an addition to an existing lot, an accurate
description of the parcel to be added to the existing lot and an accurate
description of the new lot to be created after the addition. After
the lot add-on plan is recorded, the applicant shall prepare and record
a deed containing a consolidated legal description for the new lot.
E.
Filing fee. The final plan shall also be accompanied by a check or
money order drawn to Palmyra Borough in an amount specified on the
fee schedule adopted by resolution of the Borough Council and available
at the Borough Municipal Center.
