[Ord. 899-8, 9/13/1989]
1.
General Requirements for Sketch Plan. The sketch plan may be a freehand
drawing and should be accompanied by an application for subdivision
and land development approval. A sketch plan need not be drawn to
exact scale nor are precise dimensions required.
2.
Sketch Plan Requirements for a Land Subdivision or a Mobile Home
Park. The sketch plan for either a land subdivision or a mobile home
park shall show the following:
A.
Name and address of developer, name of municipality, title, North
arrow, date, and approximate date.
B.
Existing tract boundaries.
C.
Location map showing relation of the land development to the surrounding
area and community.
D.
Existing and proposed streets, easements and rights-of-way.
E.
Proposed general lot layout.
F.
Number of acres in tract, average lot size, approximate number of
lots and anticipated type of development.
G.
All public reservations such as schools, parks, etc.
H.
Topography of tract or sketch showing existing drainage patterns
and slope directions.
[Ord. 899-8, 9/13/1989]
1.
General Information. The preliminary plan shall be clearly and legibly
drawn on linen, reproducible Mylar or another permanent drafting film
approved by the Borough Engineer. The plan shall be prepared on one
or more sheets uniformly measuring 22 inches by 36 inches. Plans involving
tracts of one acre or less shall be drawn at a scale of 20 feet to
the inch. Plans involving tracts in excess of one acre shall be drawn
at a scale of either 50 feet to the inch or 100 feet to the inch.
2.
Specific Requirements. All preliminary plans shall show the following:
A.
Title block containing the name of the land development, name of
the municipality, name, and address of the record owner of the property
or his authorized agent, name, and address of the person or firm responsible
for preparing the plan, graphic scale, written scale, the plan date,
and the date(s) of all plan revisions.
B.
North point indicating direction to true North.
C.
A location map, at a scale of not less than 1,000 feet to the inch,
showing the proposed development and adjoining areas. Such map shall
show sufficient information to enable Borough officials to locate
the proposed land development, such as, but not limited to, the boundaries
of the tract, any existing and proposed roads and any municipal bonds.
D.
The entire existing tract boundaries with bearings and distances
and existing and proposed corner and line monuments.
E.
The names of owners of immediately adjacent unplatted land and the
names of proposed or existing land development immediately adjacent.
F.
Existing contours at vertical intervals of two feet or less for land
with an average natural slope of 5% or less; at vertical intervals
of five feet for land with average natural slope of 5% to 10%; and
at vertical intervals of 10 feet for land with an average natural
slope exceeding 10%. Contours shall be accompanied by a notation indicating
the datum to which contour elevations refer.
G.
Location of all existing watercourses, tree masses, rock outcrops
and other significant natural features within or adjacent to the tract.
H.
Location of all existing streets and also those streets that are
preliminary approved or recorded but unimproved within or adjacent
to the tract, including names, right-of-way width and roadway width.
I.
Location of all existing buildings, sewers, water mains, culverts,
petroleum lines, gas lines, electric transmission lines, fire hydrants,
and other significant man-made features within or adjacent to the
tract.
J.
Location and width of all existing easements and rights-of-way within
or adjacent to the tract. The grantee and purpose for which the easements
or rights-of-way have been established must be noted.
K.
Layout of proposed lots, approximate dimensions of lot lines, approximate
size of each lot and proposed building setback lines.
L.
Lot numbers shall be used to identify each lot. Land which has been
previously subdivided shall be numbered consecutively and not contain
the same lot numbers used in the prior subdivisions.
M.
Location, names, roadway width, and rights-of-way width of all proposed
streets and location and width of the future right-of-way required
for the expansion of existing streets.
N.
Typical cross sections for proposed streets showing construction
materials and specifications.
O.
The point of access of driveways on corner lots.
P.
Clear sight triangles at each street intersection and each proposed
access drive intersection with a street or another access drive.
Q.
Location, width and purpose of all proposed easements and rights-of-way.
R.
Location, dimensions, and purpose of areas to be dedicated or reserved
for public and semipublic uses or to be reserved for common use of
all property owners and/or tenants in the land development.
S.
An indication of the size and general location of proposed water
mains and sanitary sewers.
T.
The stages, if any, to be followed in the construction of the land
development.
U.
Table of site and development dates, including statements of total
acreage of the entire existing tract, proposed use of the property,
density, number of proposed lots, proposed minimum lot size, and linear
feet of new streets proposed. If the property is proposed to be used
for residential purposes, the number of proposed dwelling units shall
also be listed.
V.
Certification, with seal, to the effect that the survey and plan
are correct by the registered professional surveyor responsible for
preparing the plan.
W.
A notarized statement to the effect that the applicant is or represents
the owner of the land proposed to be developed and that the land development
shown on the preliminary plan is made with the owner's free consent.
X.
If the developer proposes to impose restrictions on future lot owners
by deed restrictions or covenants, the text of such provisions shall
be shown on the plan or shall accompany the plan if such text is too
lengthy to place on the plan. In either event, a note shall be placed
on the plan referencing such restrictions.
Y.
Provision for signatures by the Borough Planning Commission, including
its review of the plan (five spaces for signatures and one space for
review date).
Z.
Provision for signature by the Borough Engineer indicating his review
of the plan (one space for Engineer's signature and one space
for review date).
AA.
Provision for signatures by the Borough Council indicating its approval
of the plan (seven spaces for signatures and one space for review
date).
3.
Preliminary plan accompanying certificates and data:
A.
Application for land development approval.
C.
A DEP Planning Module for Land Development as required by the Pennsylvania
Department of Environmental Protection.
D.
Evidence that the Red Lion Municipal Authority has been contacted
concerning water supply of the proposed development.
E.
With regards to water supply, evidence that the subdivision or land
development is to be supplied by a certified public utility, a bona
fide cooperative association of lot owners or a municipal corporation,
authority, or utility.
F.
Proof of any variance of special exceptions which may have been granted.
G.
Where proposed development covers only a part of the developer's entire tract, a sketch plan shall be submitted of the prospective development for the remainder of the tract. Such sketch plan shall be prepared in accordance with § 22-401 of this chapter.
H.
Center-line profiles for each proposed street showing complete vertical
geometry including lengths of vertical curves, grades, and center
lines of intersecting streets and existing center-line grades and
grading cross sections.
I.
Preliminary engineering designs of any proposed bridges or culverts.
These designs shall be in sufficient detail for public bid contract
construction.
J.
For subdivisions of five or more lots, a plan for the surface drainage of the land development. Such plan shall include stormwater runoff calculations and a drawing of present and proposed grades and facilities for accommodating the anticipated runoff in accordance with the requirements stated in § 22-516.
K.
Where the land included in the proposed development plan has an electric
transmission line, a gas pipeline or a petroleum or petroleum product
transmission line located within the tract, the plan 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 which shall contain
the above data.
L.
Whenever a land development plan proposed to dispose stormwater runoff
to an adjacent property not within a natural watercourse or in a manner
which exceeds the capability of a natural watercourse, approval of
the affected owners shall be obtained and submitted with the land
development plan after they have reviewed the required surface drainage
plan.
M.
In the event that the plans propose the use of utility or other services
extending from another municipality, a statement or certificate indicating
that the proposal has been reviewed by the municipality.
N.
A plan for the control of erosion and sedimentation as described in § 22-403. Upon tracts of five acres or more, recommendations of the York County Conservation District must be obtained and submitted.
O.
Copies of all required permits or pending applications for such permits
and related documentation from the Department of Environmental Protection
and any other commonwealth agency where any alteration or relocation
of a stream, watercourse or wetland is proposed. In addition, documentation
shall be submitted indicating that all affected adjacent municipalities
have been notified of the proposed alteration or relocation.
P.
Other certificates or data as may be required by this chapter or
any other Borough ordinance or regulation must be submitted prior
to preliminary plan approval if requested by the Borough Council.
[Ord. 899-8, 9/13/1989]
1.
For all subdivision and land development, the developer shall submit
a detailed plan in duplicate indicating the proposed method of controlling
erosion and sedimentation. Said plan shall be prepared by an engineer
licensed in the State of Pennsylvania. This plan shall be submitted
in conjunction with the preliminary plan (final plan if a minor subdivision)
to the Secretary.
2.
The plan shall be designed to prevent accelerated erosion and sedimentation
and shall consider all factors which may contribute to erosion and
sedimentation in connection with the land development. The plan shall
also contain any additional information as required by 25 Pa. Code,
Chapter 102. All plans, regardless of size, shall address erosion
and sedimentation control with respect to normal lot grading and building
construction.
[Ord. 899-8, 9/13/1989]
1.
General Information. The final plan shall be clearly and legibly
drawn on linen, reproducible Mylar or another permanent drafting film
approved by the Borough Engineer. The plan shall be prepared on one
or more sheets uniformly measuring 22 inches by 36 inches. Plans involving
tracts of one acre or less shall be drawn at a scale 20 feet to the
inch. Plans involving tracts in excess of one acre shall be drawn
at a scale of either 50 feet to the inch or 100 feet to the inch.
2.
Specific Requirements. All final plans shall show the following:
A.
Title block containing the name of the land development, name of
the municipality, name, and address of the record owner of the property
or his authorized agent, name, and address of the person or firm responsible
for preparing the plan, written scale, graphic scale, the plan date,
and the date(s) of all plan revisions.
B.
North point indicating direction to true North.
C.
A location map, at a scale of 1,000 feet to the inch, showing the
proposed development and adjoining areas. Such map shall show sufficient
information to enable Borough officials to locate the proposed land
development, such as (but not limited to) the boundaries of the tract,
any existing and proposed roads and any municipal boundaries.
D.
The entire existing tract boundaries with bearings to the nearest
minute and distances to the nearest 0.01 of a foot.
E.
The names of owners of immediately adjacent unplatted land and the
names of proposed or existing land developments immediately adjacent.
F.
Existing significant natural or man-made features within or adjacent
to the tract. Significant natural or man-made features includes watercourses,
tree masses, buildings, sewer mains, water mains, culverts, gas lines,
petroleum lines, electric transmission lines, etc.
G.
Location, width and purpose of all existing and proposed rights-of-way
and easements.
H.
For all street rights-of-way and property lines, dimensions, bearings
or deflection angles of all straight lines, dimensions shall be in
feet and hundredths of a foot. Bearings shall be in degrees, minutes,
and seconds for all street rights-of-way, access drives and property
lines, radii, arcs, and central angles of all curves. The location,
bearing, and length of every proposed property line shall be based
upon survey data and shall be certified to the same by the surveyor
responsible for the plan.
I.
Lot numbers shall be used to identify each lot. Land which has been
previously subdivided shall be numbered consecutively and not contain
the same lot numbers used in the prior subdivisions. Lot numbers shall
be in conformity with the approved preliminary plan.
J.
Status of plans which involve previously subdivided land shall be
titled as "Revised Final Subdivision Plan of. . . ."
K.
All existing streets on and adjacent to any part of the tract, including
names, right-of-way width, and roadway width.
L.
The point of access of driveways on corner lots.
M.
Clear sight triangles at each street intersection and each proposed
access drive intersection with a street or another access drive.
N.
Offer of dedication of land for the widening of existing streets
and the location of the future right-of-way line for existing streets.
O.
Primary control points or descriptions and ties to such control points
to which all dimensions, angles, bearings, and similar data on the
plan refer.
P.
Location of permanent reference monuments and markers.
Q.
Certification with seal, to the effect that the survey and plan are
correct, by the registered professional surveyor responsible for preparing
the plan.
R.
Existing contours at vertical intervals of at least two feet for
land with average natural slope of 5% or less, at vertical intervals
of at least five feet for land with average natural slope of 5% to
10% and at vertical intervals of 10 feet for land with an average
natural slope exceeding 10%. Contours shall be accompanied by a notation
indicating the datum to which contour elevations refer. Where the
final plan is preceded by an approved preliminary plan, contours will
not be required.
S.
Layout of proposed lots, size of each lot, and building setback lines
on all lots.
T.
Location and width of all proposed street rights-of-way and roadways
and names of all proposed streets.
U.
Typical cross sections for proposed streets.
V.
Location, dimensions, and purpose of areas to be dedicated or reserved
for public and semipublic uses to be reserved for common use of all
property owners and/or tenants in the land development.
W.
If streets, parks or other areas or portions of them are to be dedicated
to the Borough, a note stipulating that the legal means of conveyance
shall be by dedication.
X.
Table of site and development date, including statements of total
acreage of the entire existing tract, proposed use of the property,
density, number of proposed lots, proposed minimum lot size and linear
feet of new streets proposed. If the property is proposed to be used
for residential purposes, the number of proposed dwelling units shall
also be listed.
Y.
Location, size, and invert elevation of all proposed water mains,
sanitary sewers and storm sewers, and the location of all manholes,
inlets, and culverts.
Z.
A notarized statement to the effect that the applicant is or represents
the owner of the land proposed to be developed and that the land development
shown on the final plan is made with his or their free consent and
that it is desired to record the same.
AA.
If the developer proposes to impose restrictions on future lot owners
by deed restrictions or covenants, the text of such provisions shall
be shown on the plan or shall accompany the plan if such text is too
lengthy to place on the plan. In either case, a note shall be placed
on the plan referencing such restrictions.
BB.
Provision for signature by the Borough Engineer indicating his review
of the plan (one space for Engineer's signature and one space
for review date).
CC.
Provision for signatures by the Borough Planning Commission indicating
its review of the plan (five spaces for signatures and one space for
review date).
DD.
Provisions for signatures by the Borough Council indicating its approval
of the plan (seven spaces for signatures and one space for review
date).
3.
Final Plan Requirements for a Mobile Home Park. In addition to the requirements of Subsection 1, the final plan for a mobile home park shall show the following:
A.
Location and dimensions and purpose of areas to be reserved for the
common use of the residents of the mobile home park. If a common parking
compound is proposed, the location, arrangement, and dimensions of
parking spaces, width of aisles, width of bays and angle of parking
shall be shown.
B.
Location and dimensions of pedestrian walks.
C.
Location and general exterior dimensions of all proposed service,
accessory and office buildings.
D.
Location and dimensions of screens, buffers, and common landscaped
areas.
E.
Table of site and development data, including the total acreage of
the tract, density, number of proposed lots, number of proposed mobile
homes, minimum lot size, linear feet of proposed streets and number
of proposed off-street parking spaces.
4.
Final plan requirements for a land development other than a land subdivision or a mobile home park. In addition to the requirements of Subsection 1, the final plan for a land development involving either multifamily dwellings or commercial, industrial or other nonresidential uses shall show the following:
A.
Location and general exterior dimensions of principal and accessory
buildings.
B.
Location and dimensions of vehicular entrances, exits, access drives,
access barriers, acceleration, and deceleration lanes.
C.
Location, arrangement, and dimensions of parking spaces, width of
aisles, width of bays and angle of parking.
D.
Location and dimensions of pedestrian entrances, exits, and walks.
E.
Location, arrangement, and dimensions of truck loading and unloading
spaces and docks.
F.
Location, dimensions, and materials of walls, fences, buffers, screen
plantings, and landscaped areas.
G.
Location and dimensions of unenclosed storage areas and screening
if applicable.
H.
Location, size, height, and orientation of all signs other than signs
attached flush to building facades.
I.
Location and dimensions of all other proposed facilities and structures.
J.
Finished grades, slopes, and banks.
K.
The stages, if any, to be followed in the construction of the land
development.
5.
Final plan accompanying certificates and data. The final plan shall
be accompanied by the following:
A.
Application for land development approval.
C.
Proof of any variances or special exceptions which may have been
granted.
D.
Profiles for all proposed streets. Such profiles shall show the existing
(natural) and proposed grades along the center line of the proposed
street and the length of all proposed vertical curves.
E.
Horizontal and vertical alignment for each proposed sanitary sewer,
storm sewer, and water distribution system. Information on manhole
locations and size and type of material shall be provided, and drainage
calculations shall be submitted. Storm sewer plan and profile (if
proposed) and sanitary sewer plan and profile (if proposed) shall
also be submitted.
F.
Where the land included in the proposed development plan has an electric
transmission line, a gas pipeline, a water transmission line or a
petroleum or petroleum product transmission line located within the
tract, the plan shall be accompanied by a letter from the owner or
the 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 which shall contain the above data.
G.
Whenever a land development plan proposes to dispose of stormwater
runoff onto an adjacent property not within a natural watercourse
or in a manner which exceeds the capability of a natural watercourse,
a letter from the affected property owners stating their approval
of the proposal after they have reviewed the required surface drainage
plan.
H.
Certification from the Borough Engineer that the developer has installed
all improvements to the specifications of this chapter and any conditions
attached by the Borough Council or certification from the Borough
Solicitor that the developer has posted an improvement bond or other
accepted security in an amount sufficient to assure completion of
all improvements.
I.
An approved DEP Planning Module for Land Development as required
by the Pennsylvania Department of Environmental Protection.
J.
Approval from the Water Authority that adequate water supply is available
to service the subdivision or land development.
K.
With regards to water supply, evidence that the subdivision or land
development is to be supplied by a certificated public utility, a
bona fide cooperative association of lot owners or by a municipal
corporation, authority or utility.
L.
In the event that the plan proposes the use of utilities or other
services from another municipality, a statement or certificate indicating
that the proposal has been reviewed and approved by the municipality
or authority concerned.
M.
A plan for the control of erosion and sedimentation as described in § 22-403. Upon tracts of five acres or more, a letter of approval from the York County Conservation District indicating concurrence with the proposed method of controlling sedimentation and erosion must be submitted.
N.
Final engineering designs of any proposed bridges or culverts.
O.
For subdivisions of five or more lots, a plan for the surface drainage of the land development. Such plan shall include stormwater runoff calculations and a drawing of present and proposed grades and facilities for accommodating the anticipated runoff in accordance with the requirements stated in § 22-516. Where the final plan is preceded by an approved preliminary plan accompanied by this surface drainage information, it need not accompany the final plan.
P.
Copies of all required permits or pending applications for such permits
and related documentation from the Department of Environmental Protection
and any other agency where any alteration or relocation of a stream,
watercourse, or wetland is proposed. In addition, documentation shall
be submitted indicating that all affected adjacent municipalities
have been notified of the proposed alteration or relocation.
Q.
Offers of dedication and/or reservation of land for public purposes.
R.
An agreement that the applicant will install all underground utilities
(if required) before paving streets and/or constructing sidewalks.
T.
If a final plan for a land development other than a major land subdivision covers only a part of the developer's entire tract, a sketch plan shall be submitted of the prospective development for the remainder of the tract. Such sketch plan shall be prepared in accordance with § 22-401 of this chapter. However, if the final plan is for a minor land subdivision, this requirement shall be waived if the developer certifies that the final plan constitutes the entire extent of his development intentions.
U.
Other certificates or data as may be required by this chapter, any
other Borough ordinance or regulations or such certificate or data
as may be required by the Borough Council upon the recommendations
of review agencies must be submitted prior to final plan approval
if requested by the Borough Council.
V.
As-built drawings for all improvements shall be required before final
plan approval or before release from the improvement bond.
