NOTE: See Table 1: Subdivision and/or Land Development Submission
Requirements for applicability of §§ 22-501 through
22-537 as related to sketch plan, preliminary plat and/or final plat
submissions. Corresponding approvals associated with agencies outside
of Mechanicsburg Borough shall also be required to be included as
part of applicable submission(s) of plans and applications. See also
§ 22-403B.
[Ord. 1113, 1/19/2010]
A. A subdivision and/or land development sketch plan may be submitted
by a landowner and/or developer as a basis for informal discussion
with the Planning Commission.
B. Data furnished in a sketch plan shall be held by the Planning Commission
for general reference only. For fullest usefulness, it is suggested
that a sketch plan include the following information:
(1)
Name of proposed subdivision and/or land development or identifying
title.
(2)
Name, address and telephone number of applicant.
(3)
Name of engineer, surveyor, or other person responsible for
the map.
(4)
Purpose of proposed subdivision and/or land development.
(5)
Location map, preferably not less than 1,000 feet to the inch,
covering sufficient area to establish the location of the site.
(6)
Informal plan, to scale, of existing and proposed streets and
buildings, tract boundaries and dimensions, tract acreage, proposed
general lot layout, building layout and date presented.
(7)
Significant physical and natural features within the subdivision
and/or land development, to include, if applicable, man-made improvements,
slopes, tree masses, closed depressions, wetlands, sinkholes, bodies
of water, quarries, estimated one-hundred-year floodplains, tree masses
and any other prominent features.
(9)
Zoning classification for the tract and adjacent properties.
(10)
Preferred but not required:
(a)
Preliminary project schedule.
(b)
Available subsurface geotechnical information.
(c)
Utility availability and approximate locations.
(d)
Stormwater management concept.
(f)
Aerial photographs with imposed site boundary.
(g)
Any other information that will assist the Planning Commission
in evaluating the project.
(11)
Existing and proposed methods of sewage disposal and water supply.
C. A subdivision and/or land development sketch plan shall have clearly
marked thereon the following words: "Sketch Plan — Not to be
Recorded."
[Ord. 1113, 1/19/2010]
A. The following shall be provided for the project site and any land
or water bodies located within 100 feet of the project area boundary:
(1)
Existing contours at vertical intervals of two feet or, in the
case of relatively level tracts, at such lesser intervals as may be
necessary for satisfactory study and planning of the lot. Datum to
which contour elevations refer shall be United States Coast and Geodetic
Survey datum. (The Borough will furnish elevations of nearest known
benchmarks.)
(2)
Existing building setbacks and required minimum lot setback criteria, as defined by Chapter
27, Zoning, and Chapter
8, Floodplains, of the Mechanicsburg Borough Code.
(4)
Areas within the one-hundred-year floodplain, in accordance with the requirements and criteria identified in Chapter
8, Floodplains, of the Mechanicsburg Borough Code.
(5)
Vegetative cover conditions according to general cover type,
including existing street trees, tree lawns, woodlands and wetlands,
and the actual canopy line of existing trees and woodlands. Vegetative
types shall be described by predominant plant species and general
condition.
(6)
Soil series, types and phases, as mapped by the United States
Department of Agriculture, Natural Resources and Conservation Service,
in the published Soil Survey for Cumberland County and accompanying
data published for each soil relating to its suitability for construction
and, in unsewered areas, for septic suitability.
(7)
Outstanding geologic formations on the proposed development
parcel, including karst topography and sinkhole locations.
(8)
Locations of all culturally and historically significant sites
or structures, including but not limited to structures listed on or
eligible for the National Register of Historic Places and those identified
within the Borough Historic District.
(9)
Locations of sidewalks that have been in public use (pedestrian,
equestrian, bicycle, etc.).
[Ord. 1113, 1/19/2010]
A context report including the following shall be submitted:
A. A statement of how the proposed development will enhance physical
and social connectivity between:
(1)
Existing and proposed development.
(2)
Existing and proposed streets and roads.
(3)
Natural drainage systems on and adjacent to the site.
(4)
Woodland areas on and adjacent to the site.
(5)
Prime agricultural soils, agricultural soils of statewide importance,
and active agricultural areas on and adjacent to the site.
B. A statement of how the proposed development will integrate and retain
key elements identified on the site conditions map.
[Ord. 1113, 1/19/2010]
A report, including a map supplied by the Pennsylvania Department of Environmental Protection, showing the location of sinkholes under the development or within 200 feet thereof and indicating how the development will affect or be affected by any sinkholes, with particular concern to public health, safety and welfare, shall be submitted. All applicants shall reference Chapter
26, Water, Part
3, Sinkholes, of the Mechanicsburg Borough Code, as applicable.
[Ord. 1113, 1/19/2010]
B. Location plan, at a graphic and written scale not less than 1,000
feet to the inch, covering sufficient area to establish the location
of the project site within the Borough and adjacent township(s), if
applicable. Include municipal boundaries.
D. References: Deed Book page and number, Tax Map source and parcel
number(s).
E. Landowner/developer name, address and telephone number.
F. Certification of ownership and acknowledge statement.
G. Notary public and recording statement.
H. Certification statements by the Cumberland County Planning Department,
Mechanicsburg Borough Engineer, Mechanicsburg Borough Planning Commission,
and Mechanicsburg Borough Council.
I. Certification of accuracy of general plan/report data and survey,
including the name and seal of the registered professional engineer,
landscape architect, or surveyor responsible for the plan.
J. Date of submission and any resubmission(s).
K. Zoning/site data for each municipality in which the project is located.
L. Utility listing, with addresses and telephone numbers, and PA one-call
number.
M. Listing of required permits and approvals, date submitted and date
issued.
N. If applicable, proposed protective covenants running with the land.
O. If applicable, variance block containing variance description and
approval date with any conditions identified by Borough Council and/or
special exceptions attached by the Zoning Hearing Board and/or Cumberland
County.
P. If applicable, waiver block listing requested waivers, date submitted,
action taken by the Borough Council, and date of action.
Q. Block outline around each of the above items.
[Ord. 1113, 1/19/2010]
A preliminary plat containing the following information shall
be provided:
A. The Borough name, graphic and written scale as defined and acceptable
to the Borough and in standard engineering format (e.g., one inch
equals 10 feet, 20 feet, 30 feet, 40 feet, 50 feet, 60 feet or 100
feet), North arrow and application date.
B. The proposed name of the subdivision and/or land development.
C. The names and addresses of the developer and/or landowner and, if
the developer is not the landowner, the names and addresses of the
landowner.
D. The names of all adjoining property owners with deed references,
including lots across any street and/or alley applicable to the lot.
E. A boundary survey by a surveyor and topographical survey of the total
proposed subdivision and/or land development by an engineer or surveyor.
If the developer and/or landowner intends to develop a tract of land
in phases, the preliminary plat shall include the total tract phasing.
If a subdivision and/or land development is a phased development,
specify how many phases, phasing boundaries and the proposed time
frame necessary to complete each phase.
F. The preliminary plat shall have clearly marked thereon the following
words: "Preliminary Plat — Not to be Recorded."
G. The proposed street layout in the subdivision and/or land development,
indicating whether the streets are proposed to be public or private;
the location and width of all proposed streets, alleys, rights-of-way,
pedestrian circulation and rights-of-way/easements. Existing and proposed
sewer, water and storm line utility locations shall be shown. Linear
feet of new streets shall be shown if streets and alleys are to be
dedicated to the Borough.
H. The layout of existing and proposed lot(s) (showing scaled dimensions),
lot numbers, the area of each lot in square feet, and boundaries with
bearings and distances.
I. Parcels of land proposed to be reserved for schools, parks, playgrounds
or other public, semipublic or community purposes, if any.
J. A legend of symbols, lines and appropriate explanatory notes.
K. Outline of existing and proposed buildings and setbacks from property
lines.
L. Existing and proposed easements and rights-of-way and the purpose
for which the easements or rights-of-way have been established.
M. Existing streets and rights-of-way on or adjoining the site, including
dedicated widths, roadway widths, types and widths of pavements, curbs,
sidewalks, tree lawns and other pertinent data.
N. The existing platting of land adjacent to the subdivision, including
land located across a public or private street or other right-of-way.
O. The preliminary plat shall show or be accompanied by the following
information:
(1)
Parcel information:
(a)
Existing protective covenants.
(b)
Existing zoning classifications, building heights requirements,
lot area requirements and permissible lot access locations and access
encumbrances, if applicable.
(c)
Existing watercourses, ponds, wetlands and other significant
natural features, including tree lines within 200 feet beyond the
subject lot boundary.
(d)
Proposed street names; proposed watercourses and detention ponds,
proposed land development phases, and typical section of all streets.
(e)
Existing and proposed parking and loading areas, including street
access points, internal circulation pattern, showing number of spaces,
typical space dimensions, type of construction and landscaping. Proposed
use of the property shall include additional parking spaces, access
drive/driveway location and width, number of current and new employees,
if applicable, and percentage of lot coverage.
(f)
Proposed design details and materials for all fences, walls,
screens, lighting fixtures, signs and other outdoor structures.
(g)
Location and effect of outdoor lighting on highways and residential
properties in the sight line of proposed lighting.
(h)
A computer-generated lighting model with point-by-point illumination
of all proposed lighting and areas expected to be illuminated, if
applicable, is required.
(i)
Where the preliminary plat covers only a part of the landowner's
and/or developer's entire holding, a drawing shall be submitted
of the prospective street layout, lot layout, and building layout
for the remainder.
(j)
Where applicable, a map showing the location of the proposed
subdivision and/or land development with respect to any designated
floodplain district, including information on the one-hundred-year
flood elevations. Where the subdivision and/or land development lies
partially or completely within any designated floodplain districts
or where such activities border on any designated floodplain district,
the preliminary plat map shall include information as defined in § 22-402B.
(k)
If applicable, lands to be dedicated to the Borough.
P. Submission of the plan shall also be accompanied by proof of submission
of applicable review requests and permit applications, including but
not limited to:
(1)
Pennsylvania Department of Transportation highway occupancy
permits.
(2)
Pennsylvania Department of Transportation traffic signal permits.
(3)
Pennsylvania Department of Environmental Protection sewerage
planning module (or exemption if applicable).
(4)
Pennsylvania Department of Environmental Protection National
Pollutant Discharge Elimination System permits.
(5)
Pennsylvania Department of Environmental Protection water obstruction
and encroachment permits.
(6)
Pennsylvania Department of Economic Development and/or Federal
Emergency Management Agency floodplain permits.
(7)
Cumberland County Conservation District approval.
(8)
Borough of Mechanicsburg Municipal Authority approval.
(9)
In addition, documentation shall be submitted indicating that
all affected adjacent municipalities have been notified of the proposed
alteration or relocation. The Department of Community and Economic
Development and the Federal Insurance Administration, or other applicable
agency, shall also be notified whenever any such activity is proposed.
[Ord. 1113, 1/19/2010]
Where applicable, a sewage facilities planning module shall
be the responsibility of the applicant and shall be prepared in accordance
with the rules and regulations of the Pennsylvania Department of Environmental
Protection. The completed module shall accompany the preliminary plat
submission.
[Ord. 1113, 1/19/2010]
Building elevations and other architectural drawings containing
the following information shall be provided. Elevations and drawings
shall be illustrated to scale, showing:
A. The principal building's front, side, and rear elevations (schematic
architectural drawings) and typical floor plans in the case of new
principal buildings or additions to existing principal buildings.
[Ord. 1113, 1/19/2010]
A preliminary grading plan shall be submitted and shall include
the following, in addition to any other information required by the
Borough Engineer:
A. Written and graphic scale in a form acceptable to the Borough and
engineering standards. The grading plan shall be at a scale of one
inch to 50 feet or larger.
C. The existing contours of the lot(s).
D. Proposed contours of the lot(s) after completion of the excavation,
cuts, grading and filling.
E. The plan's contour interval shall be as follows:
(1)
Not more than two-foot intervals where the slope will be greater
than 10%.
(2)
Not more than one-foot intervals where the slope will be equal
to or less than 10%.
F. Existing and proposed catch basis, manholes, headwalls and other
drainage structures, with top and invert elevations.
G. Existing and proposed structures, roads, sidewalks, curbs, parking
areas and any other physical features.
[Ord. 1113, 1/19/2010]
Subdivision and/or land development plans shall have a stormwater management study performed in accordance with Chapter
26, Water, of the Mechanicsburg Borough Code. Action on the stormwater management plan shall be made in conjunction with the development plan.
[Ord. 1113, 1/19/2010]
A. The Borough shall require a traffic impact study for developments
or changes in uses generating less than 100 trips in addition to the
adjacent roadways' existing peak-hour volumes in cases where
known traffic deficiencies exist in the area of the proposed development
or change in use.
B. The applicant shall prepare a worksheet that computes the weekday
peak morning hour (between 7:00 a.m. and 9:00 a.m.) and weekday peak
afternoon hour (between 4:00 p.m. and 6:00 p.m.) average vehicle trips
for residential uses and for nonresidential uses according to the
latest edition of the Institute of Transportation Engineers (ITE)
Trip Generation Manual. For nonresidential uses, the applicant shall
prepare weekend peak-hour average daily trips. The applicant shall
submit the completed worksheet to the Borough. The applicant shall
reference the average rate in the Trip Generation Table for the applicable
land use codes of the ITE Trip Generation Manual.
C. In addition to the computation worksheet, the applicant shall supply
copies of the land use pages' ITE results to the Borough Zoning
Officer.
D. A description of future levels of service and their compliance with
standards for traffic capacity of streets, intersections and driveways.
New streets shall be designed for adequate traffic capacity, defined
as follows. All reference to levels of service (LOS) shall be defined
by the Highway Capacity Manual, Special Report 209, published by the
Transportation Research Board. These standards may be waived by the
Borough if sufficient evidence is provided that criteria cannot be
met with reasonable mitigation.
(1)
Traffic capacity LOS shall be based upon future design-year
analysis.
(2)
New or modified (a new approach created) nonsignaled intersections,
lot access points or driveways which intersect streets and/or alleys
shall be designed for LOS C or better for each traffic movement, unless
otherwise specified by the Borough.
(3)
New or modified (a new approach created) signalized intersections
shall be designed for LOS C or better for each traffic movement, unless
otherwise specified by the Borough.
(4)
Existing intersections impacted by development traffic shall
maintain a minimum LOS D for each traffic movement; or, if future
base (without development traffic) LOS is E, then mitigation shall
be made to maintain LOS E with development traffic. If future base
LOS is F, then degradation in delays shall be mitigated.
[Ord. 1113, 1/19/2010]
A. The Borough shall require a traffic impact study for developments
or changes in uses generating more than 100 trips in addition to the
adjacent roadways' existing peak-hour volumes in cases where
known traffic deficiencies exist in the area of the proposed development
or change in use.
B. Traffic impact study scope. Prior to beginning a traffic impact study,
the applicant shall submit a proposed scope of services to the Borough
Zoning Officer for review and approval. The traffic impact study shall
include the following, if appropriate, as determined by the Borough:
(1)
A brief description of the proposed project in terms of land
use and magnitude.
(2)
An inventory and analysis of existing roadway and traffic conditions
in the site environs, including:
(a)
Roadway network and traffic control.
(b)
Existing traffic volumes in terms of peak hours and average
daily traffic (ADT).
(c)
Planned roadway improvements by others.
(d)
Intersection levels of service.
(e)
Other measures of roadway adequacy, i.e., lane widths, traffic
signal warrants, vehicle studies, etc.
(f)
Proposed site-generated traffic volumes in terms of:
[1]
Peak hours and ADT (by development phase if required).
[2]
Arrival/departure distribution, including method of determination.
[3]
Site traffic volumes on study roadways.
(g)
An analysis of future traffic conditions, including:
[1]
Future opening-year combined traffic volumes (site traffic plus
future background roadway traffic). "Opening year" is the projected
year of opening for the proposed development or change in use.
[2]
Future design year, or years with phasing, combined traffic
volumes (site traffic plus future roadway traffic). Design year is
projected to 10 years beyond the expected opening year of the development
or change in use.
(h)
Intersection levels of service.
(i)
A pavement analysis of roadways which are projected to experience
a significant increase in ADT volumes off site.
(j)
Other measures of roadway adequacy, i.e., lane widths, traffic
signal warrants, vehicle delay studies, etc.
(k)
When access is onto a state road, the analysis of future conditions
shall be consistent with PennDOT requirements.
(3)
A description of future levels of service and their compliance
with standards for traffic capacity of streets, intersections and
driveways. New streets shall be designed for adequate traffic capacity,
defined as follows. All reference to levels of service (LOS) shall
be defined by the Highway Capacity Manual, Special Report 209, published
by the Transportation Research Board. These standards may be waived
by the Borough if sufficient evidence is provided that criteria cannot
be met with reasonable mitigation.
(a)
Traffic capacity LOS shall be based upon future design-year
analysis.
(b)
New or modified (a new approach created) nonsignaled intersections,
lot access points/access drives or driveways which intersect streets
and/or alleys shall be designed for LOS C or better for each traffic
movement, unless otherwise specified by the Borough.
(c)
New or modified (a new approach created) signalized intersections
shall be designed for LOS C or better for each traffic movement, unless
otherwise specified by the Borough.
(d)
Existing intersections impacted by development traffic shall
maintain a minimum LOS D for each traffic movement; or, if future
base (without development traffic) LOS is E, then mitigation shall
be made to maintain LOS E with development traffic. If future base
LOS is F, then degradation in delays shall be mitigated.
(4)
A description and analysis of the proposed access plan and site
plan, including:
(a)
Access plan, including analysis of required sight distances
using PennDOT criteria and description of access roadway, location,
geometric conditions and traffic control.
(b)
On-site circulation plan showing parking locations and dimensions,
loading access circulation roadway and traffic control.
(c)
Traffic circulation mitigating action plan shall include:
[1]
Project features relative to site access and on-site circulation
which could be modified to maximize positive impact or minimize negative
impact.
[2]
Off-site improvement plan depicting required roadway and signal
installation and signing improvements to meet the minimum level of
service requirements.
(5)
Traffic control devices and other traffic improvements. Whenever,
as a result of additional traffic generated by a proposed development,
the traffic impact study determines the need for a traffic signal
or regulatory sign, additional traffic lanes (acceleration, deceleration
or turning) or other traffic improvements to be constructed on the
applicant's property or on the property abutting the applicant's
property, the applicant shall, as a condition to approval of the final
plat, agree to construct the improvements at the applicant's
cost or in lieu thereof, and with the written consent of the Borough,
reimburse the Borough for the cost of the improvements.
[Ord. 1113, 1/19/2010]
A conceptual landscape plan shall be provided and shall contain
the following:
A. Preliminary grading plan as a background.
B. Approximate locations and spacing of all proposed plant material,
with typical dimensions by species.
C. Botanical and common names of all plant species, their sizes and
quantities.
D. Tree lawn and street trees in accordance with the Borough Shade Tree Commission requirements. See Chapter
25, Trees, of the Mechanicsburg Borough Code.
[Ord. 1113, 1/19/2010]
A statement of the approvals and permits that will be required
for the proposed development from the Borough, county, commonwealth
or federal agencies shall be submitted.
[Ord. 1113, 1/19/2010]
A letter from the applicant specifically requesting any waiver
or modification from the regulations herein established and citing
the reasons for same shall be submitted.
[Ord. 1113, 1/19/2010]
A. This provision applies to properties containing sites that are:
(1)
Listed on the National Register of Historic Places or designated
within the Borough Historic District;
(2)
Eligible for the National Register and which have received a
determination of eligibility from the National Park Service;
(3)
Identified in the Borough of Mechanicsburg Comprehensive Plan
or other applicable studies/reports available through the Borough;
or
(4)
Listed in the Cumberland County Comprehensive Plan.
B. Projects may be subject to the completion of a Level 1 and 2 archaeological
survey and report or a determination by the State Preservation Officer
that the project will not disturb the cultural significance or artifacts
on the property.
C. If artifacts are uncovered during construction, work in the area
shall cease, and the State Preservation Officer shall be called to
inspect the archaeological site to determine whether Level 1 and 2
archaeological surveys are required. The results of the survey shall
determine if construction can proceed in the area.
[Ord. 1113, 1/19/2010]
When wetlands are known or suspected to exist, when directed
by the Borough Council, Planning Commission or Borough Engineer, all
subdivision and/or land development plans shall have a wetland study
and report performed by a professional soil scientist, biologist,
hydrologist, wetland ecologist, or other professional with demonstrated
qualifications. The Borough Council, Planning Commission and/or Borough
Engineer may require a second study, at the applicant's expense,
by another mutually chosen professional, and/or a "jurisdiction delineation"
by the United State Army Corps of Engineers. The wetland study and
report shall identify the location of existing wetlands as determined
by the standards of either the United States Environmental Protection
Agency, the United States Army Corps of Engineers, the Pennsylvania
Department of Environmental Protection, or the United States Department
of Agriculture/Natural Resources Conservation Service (USDA/NRCS).
Wetland areas are not limited to those areas delineated on wetland
maps prepared by the United States Fish and Wildlife Service. All
subdivision and/or land development plans shall identify the location
of all wetland areas.
[Ord. 1113, 1/19/2010]
Documentation of all governing roles and responsibilities shall
be provided.
[Ord. 1113, 1/19/2010]
A. The final plat shall be provided in an accurate and final form appropriate
for recording. Final plats shall be submitted on sheets measuring
24 inches by 36 inches and then reduced if necessary to the size requested
by the Cumberland County Recorder of Deeds. Where necessary to avoid
sheets larger than the maximum size prescribed above, final plats
shall be drawn in two or more sections accompanied by a key diagram
showing the relative location of the sections.
B. The final plat shall clearly delineate the following:
(1)
All preliminary plat requirements.
(2)
Subdivision name or identifying title.
(3)
Name and seal of the registered professional engineer, landscape
architect, or surveyor responsible for the plan.
(4)
Total acreage of the tract.
(5)
Lot area to 1/1,000 acre.
(6)
Total number of dwelling units and/or nonresidential square
footage proposed.
(7)
Location, type and size of all monuments and lot markers in
accordance with the standards and requirements of this chapter and
an indication of whether they were found or set.
(8)
Lots within a subdivision and/or land development shall be numbered
consecutively.
(9)
The proposed building setback line for each street and the proposed
placement of each building.
(10)
Accurate boundary lines and ownership, with dimensions and bearings
and details of easements where required.
(11)
Street names and house numbers.
(12)
Street lines, with accurate dimensions in feet and hundredths
of feet, with angles to the nearest one minute of street and lot lines.
(13)
If applicable, a notation on the plat that access to a state
highway shall only be authorized by a highway occupancy permit issued
by the Pennsylvania Department of Transportation (PennDOT) under Section
420 of the State Highway Law (P.L. 1242, No. 428, of June 1, 1945).
(14)
All streets and driveways on or adjacent to the lot, including
name, right-of-way width, cartway width, street lines, lot lines,
rights-of-way, easements and areas dedicated to public use.
(15)
Center line of streets, with bearings, distances, curve data,
sight distances and stations corresponding to the profile.
(16)
Proposed center-line grade of streets, with percent of grade
of tangents and elevations at fifty-foot intervals, including grades
at intersections, control points, etc.
(17)
Profile of ground surface along center line of street.
(18)
Right-of-way lines and curblines of streets, with radii at intersections.
(19)
Location and width of all private driveways.
(20)
Vertical curve data of streets, including length and elevations
and sight distance as required by the Borough Engineer.
(21)
Beginning and end of proposed construction of streets.
(22)
Tie-ins by courses and distances to the intersection of all
public roads, with their names and widths.
(23)
Permanent reference monuments shall be shown on the plan at
all street intersections, angle points, beginning and end of curves,
and change of direction of property boundaries. Designations should
include benchmark elevations to establish Borough data.
(24)
Location and size of all drainage structures, public utilities,
street name signs and shade trees.
(25)
Location and size of storm and/or sanitary sewer lines, with
stations corresponding to the profile.
(26)
Location of storm and/or sanitary sewer manholes or inlets,
with grade between and elevation of flow line, top of each manhole
or inlet and invert elevations.
(27)
Profile of storm drain or sewer, showing size of pipe, grade
cradle, if any, manhole or inlet locations, and elevations at flow
line.
(28)
Beginning and end of proposed construction of storm and/or sanitary
sewer.
(29)
Location of storm and/or sanitary sewer laterals, Ys, etc.
(30)
Location of all other drainage facilities and public utilities.
(31)
Profile of existing ground surface, with elevations at top of
manholes or inlets.
(32)
Proposed details for all on-lot drainage and final disposition
of stormwater.
(33)
When required by the Borough, additional information related to infill, redevelopment and or replacement in accordance with the Borough zoning requirements. See Chapter
27, Zoning, of the Mechanicsburg Borough Code.
(34)
Tree lawn locations, street trees and sidewalk locations.
C. Where applicable, plans of bridges and other improvements, which
shall contain sufficient information to provide complete working plans
for the proposed construction.
D. Typical cross sections of streets, showing:
(1)
Right-of-way width and location and width of paving.
(2)
Type, thickness and crown of paving.
(4)
Grading of sidewalk area, if applicable.
(5)
Location, width, type and thickness of sidewalks.
(6)
Typical location of sewers and utilities, with sizes.
E. An affidavit that the applicant is the owner or equitable owner of
the land proposed to be subdivided. A notarized statement duly acknowledged
before an officer authorized to take acknowledgments of deeds and
signed by the owner or owners of the property to the effect that the
subdivision and/or land development as shown on the final plat is
made with his or their free consent and that it is desired to record
the same.
F. For subdivision and/or land development having individual on-site
sewage disposal facilities, one of the following must be supplied
if this information was not submitted with a preliminary plat:
(1)
A copy of the Pennsylvania Department of Environmental Protection
report of investigation and approval of the proposed sewage disposal
systems.
(2)
Where the State Department of Environmental Protection approval is not required, soil percolation test results for each lot, with a plan showing the location of each test hole; in addition, a description of each soil stratum from a subsoil investigation made near the site of each test hole to the depth specified in §
22-608.
(3)
A description of proposed sewage disposal systems.
G. Where individual on-site water supply systems are proposed, certification
of the acceptability of the water supply system by the State Department
of Environmental Protection must be submitted wherever its approval
is required.
H. Such other certificates of approval as may be required by the Borough
Engineer, Planning Commission and Borough Council.
I. The following information shall be required as part of the final
plat and shall be prepared by a registered engineer or surveyor:
(1)
All information required for the submission of the plan, incorporating
any changes requested by the Borough Council of the Borough of Mechanicsburg.
(2)
Where applicable, a map showing the exact location and elevation
of all proposed buildings, structures, roads, and public utilities
to be constructed within any designated floodplain district. All such
maps shall show contours at intervals of two feet and identify accurately
the boundaries of the flood-prone areas in accordance with Borough
requirements.
J. Submission of the final plat shall also be accompanied by proof of
submission of review requests/responses and permit applications, including
but not limited to:
(1)
Pennsylvania Department of Transportation highway occupancy
permits.
(2)
Pennsylvania Department of Transportation traffic signal permits.
(3)
Pennsylvania Department of Environmental Protection sewerage
planning module (or exemption if applicable).
(4)
Pennsylvania Department of Environmental Protection National
Pollutant Discharge Elimination System permits.
(5)
Pennsylvania Department of Environmental Protection water obstruction
and encroachment permits.
(6)
Pennsylvania Department of Economic Development and/or Federal
Emergency Management Agency floodplain permits.
(7)
Cumberland County Conservation District approval.
(8)
Borough of Mechanicsburg Municipal Authority approval.
(9)
In addition, documentation shall be submitted indicating that
all affected adjacent municipalities have been notified of the proposed
alteration or relocation. The Department of Community and Economic
Development and the Federal Insurance Administrator, or other applicable
agency, shall also be notified whenever any such activity is proposed.
(10)
Borough of Mechanicsburg zoning approval, unless otherwise identified
by the Borough.
[Ord. 1113, 1/19/2010]
If water is to be provided by means other than private wells
owned and maintained by the individual owners of lots within the subdivision
and/or land development, applicants shall present evidence to the
Planning Commission that the subdivision and/or land development is
to be supplied by a certified public utility, a bona fide cooperative
of lot owners or by a municipal corporation, authority or utility.
This evidence shall take the form of a copy of a certificate of public
convenience from the Pennsylvania Public Utility Commission or an
application for such certificate, a cooperative agreement or a commitment
or agreement to serve the area in question, whichever is appropriate,
submitted to the Borough.
[Ord. 1113, 1/19/2010]
When required, the information required by Chapter
8, Floodplains, of the Mechanicsburg Borough Code shall be submitted.
[Ord. 1113, 1/19/2010]
A final grading plan, illustrating final grades of all lots and a surface drainage plan by arrows showing the direction of runoff on each lot, shall be submitted and shall also include all items required under §
22-510, Preliminary Grading Plan, of this chapter.
[Ord. 1113, 1/19/2010]
A final stormwater management plan shall be submitted and shall include all items required under §
22-511, Preliminary Stormwater Management Plan, of this chapter.
[Ord. 1113, 1/19/2010]
A final landscape plan shall be submitted and shall include all items required under §
22-515, Conceptual Landscape Plan, of this chapter.
[Ord. 1113, 1/19/2010]
A copy of the erosion and sedimentation plan as filed with the
Cumberland County Conservation District, including a copy of the transmittal
letter and evidence of Cumberland County Conservation District approval,
shall be provided.
[Ord. 1113, 1/19/2010]
A copy of all written easements or deeds to be granted as a
result of the subdivision and/or land development shall be provided.
[Ord. 1113, 1/19/2010]
A. An appropriate statement, signed by the owner, unequivocally indicating
his intention either:
(1)
To dedicate for public use all streets, roads, easements and
rights-of-way so intended and designated; or
(2)
To reserve as private any streets, roads, easements or rights-of-way
intended not to be dedicated for public use.
B. The final plat shall be accompanied by a written agreement of the
landowner and/or developer in a form approved by the Borough Council,
including an agreement to construct, in form and substance agreeable
to the Borough, required improvements, including but not limited to
streets, curbs, sidewalks and storm drainage facilities.
C. Public improvements shall be in conformance with Borough construction
specifications.
[Ord. 1113, 1/19/2010]
A. The final plat shall be accompanied by, if required, a highway occupancy
permit or review and written approval by the Pennsylvania Department
of Transportation.
B. The final plat shall be accompanied by an approval of street names
by Cumberland County and/or the Borough of Mechanicsburg, as applicable.
C. The applicant shall obtain approval from the Borough Zoning Officer
and/or designated Code Enforcement Officer, as applicable.
[Ord. 1113, 1/19/2010]
Prior to an applicant beginning construction of a subdivision
and/or land development, the Borough Council shall require that the
developer and/or landowner execute a development agreement with the
Borough, in a form acceptable to the Borough Solicitor, containing
provisions that are reasonably required to guarantee compliance with
the conditions of approval, if any, and to guarantee the proper installation
of on-site and off-site improvements related to the subdivision and/or
land development and provisions necessary to indemnify the Borough
in connection therewith.
[Ord. 1113, 1/19/2010]
A statement of acknowledgment in legal form, executed by a notary,
stating that the landowner and/or developer is the owner or equitable
owner of the land proposed for subdivision and/or land development
and that the subdivision and/or land development as shown on the final
plat is the act and deed of the landowner and/or developer and that
it is desired to record the same, shall be submitted.
[Ord. 1113, 1/19/2010]
All development proposals involving land or facilities that
will be commonly owned among more than one title holder shall include
all proposed covenants, restrictions, and operating bylaws for the
association pursuant to the requirements of this chapter.
[Ord. 1113, 1/19/2010]
See Part 7.
[Ord. 1113, 1/19/2010]
See Part 7.
[Ord. 1113, 1/19/2010]
See Part 7.
[Ord. 1113, 1/19/2010]
An as-built drawing shall be submitted which illustrates to
scale the as-built conditions of the site.
