Sketch plans should be legibly drawn on an Erie
County Tax Map or similar property line map. Sketch plans should include:
A.
Scale. The preliminary plan shall be drawn to scale
based on the following:
(1)
If the average size of the proposed lots (not including
residue) in the subdivision is five acres or smaller, the plan shall
be drawn to a scale of one inch equals 100 feet.
(2)
If the average size of the proposed lots (not including
residue) in the subdivision is between five acres and 50 acres, the
plan shall be drawn to a scale of one inch equals 200 feet.
(3)
If the average size of the proposed lots (not including
residue) in the subdivision is over 50 acres, the plan shall be drawn
to a scale of one inch equals 400 feet.
B.
Plan size and legibility.
(1)
The subdivision plan submitted for preliminary approval
shall be a clear, legible black- or blue-line print on white paper,
or suitable equivalent.
(2)
Preliminary plans shall be on sheets no larger than
24 inches by 36 inches. For small subdivisions, an alternate standard
sheet size will be accepted with prior approval of the Planning Commission.
Final plans drawn in two or more sections shall be accompanied by
a key diagram showing the relative location of the sections.
C.
Plan information. The preliminary plan shall show
or be accompanied by the following information:
(1)
Proposed subdivision name or identifying title.
(2)
For
major subdivisions and major land developments, a narrative description
of how the proposed development implements the Girard Township Comprehensive
Plan, and any variation necessary from the Comprehensive Plan (including
a written description of why any variations are necessary).[1]
(3)
North point, scale and date.
(4)
A title/certificate block, containing the following:
(a)
Name and address of owner of property and acknowledgement
of subdivision.
(5)
Tract boundaries with bearings and distances and total
acreage being subdivided.
(7)
Contours at vertical intervals of five feet or, in
the case of relatively level tracts, at such lesser interval as may
be necessary for satisfactory study and planning of the tract. Areas
of steep slope shall be clearly identified as moderate steep slope
(16% to 25%) and very steep slopes (greater than 25%).
(8)
Datum to which contour elevations refer. Where reasonably
practicable, data shall refer to known, established elevations.
(10)
All existing buildings, sewers, water mains,
culverts, petroleum or petroleum product lines, fire hydrants and
other significant man-made features.
(11)
All existing streets on or adjacent to the tract,
including name, right-of-way width, and pavement width.
(12)
All existing property lines, easements and rights-of-way,
and the purpose for which the easements or rights-of-way have been
established.
(13)
Location, name and width of all proposed streets,
alleys, rights-of-way, and easements; proposed lot lines with approximate
dimensions; playgrounds, public buildings, public areas and parcels
of land proposed to be dedicated or reserved for public use.
(14)
The names of owners of all abutting unplotted
land and the names of all abutting subdivisions.
(15)
Where the preliminary plan covers only a part
of the developer's entire abutting holdings, a statement on eventual
development of those lands, including a sketch of prospective eventual
street layout.
(16)
Any agricultural security areas within or abutting
the property.
(17)
Identify any areas where nonagricultural earth
disturbance will occur, including estimated acreage of disturbance.
(18)
A map for the purpose of locating the site to
be subdivided at a scale of not more that 2,000 feet to the inch (e.g.,
drawn on a 7.5 Minute USGS Quadrangle Map).
D.
The preliminary plan shall include therein or be accompanied
by:
(1)
All required permits and related documentation from
the Pennsylvania Department of Environmental Protection (PADEP) and
any other commonwealth agency, or from the county or township where
any alteration, obstruction or relocation of a stream or watercourse
is proposed.[5]
[5]
Editor's Note: Original § 402D(2), regarding deed restrictions, which immediately followed this subsection, was repealed at time of adoption of Code (see Ch. 1, General Provisions, Art. I). See now § 174-18C(4).
(2)
Proposed cross sections, profiles and details of any
new proposed streets, sewer or water lines, or storm sewer facilities.
A.
Plan size and legibility:
(1)
The subdivision plan submitted for final approval
shall be a clear, legible black- or blue-line print on white paper,
or suitable equivalent.
B.
Required information:
(2)
Name and seal of the registered professional, if any,
responsible for the plan.
(3)
Name and seal of the professional surveyor certifying
the accuracy of the plan.
(4)
Boundaries of the tract, along with the location of
boundary monuments and markers, of the area being subdivided with
accurate distances to hundredths of a foot and bearings to one quarter
of a minute. These boundaries shall be determined by accurate survey
in the field, which shall be balanced and closed with an error of
closure not to exceed one foot in 10,000 feet.
(5)
Street lines, lot lines, rights-of-way, easements
and areas dedicated or proposed to be dedicated to public use.
(6)
The length of all straight lines, radii, lengths of
curves, deflection angles, and tangent bearings for each street.
(7)
All dimensions and angles or bearings of the lines
of each lot and of each area proposed to be dedicated to public use.
(8)
The proposed building setback lines for each lot,
or the proposed placement of each building.
(9)
Location, size and invert elevation of all sanitary,
storm and combined sewers and location of all manholes, inlets and
culverts.
(10)
All dimensions shall be shown in feet and in
hundredths of a foot.
(11)
Lot numbers.
(12)
Names of streets within and adjacent to the
subdivision.
(13)
Permanent reference monuments shall be shown.
(14)
Names of any adjoining subdivisions shall be
shown.
(15)
Names of the owners of any unplotted land shall
be shown.
(16)
Certificates. The final plan shall include thereon
or be accompanied by:
(a)
Certificate of dedication of streets and other
public property, if offered for dedication.
(b)
(c)
An affidavit that the applicant is the owner
or equitable owner of the land proposed to be subdivided.
(d)
A statement duly acknowledged before an officer
authorized to take acknowledgement of deeds and signed by the owner
or owners of the property, to the effect that the subdivision as shown
on the final plan is made with his or their free consent and that
it is desired to record the same.
(e)
Certification by the Erie County Department of Health when individual sewage disposal or water systems are to be installed as required by Article V of this chapter.
(f)
Certification that the developer has met the
design and construction standards of this chapter.[3]
(g)
An affidavit from each and every utility that
the easements, and proposed improvements provided satisfy the requirements
of the respective utility company and that there is both a capacity
and willingness to serve the development.
(h)
A bona fide letter from the Erie County Conservation
District stating that all requirements of the latest version of the
soil erosion and sedimentation control regulations have been met by
the subdivider.
(i)
An agreement by the developer to provide a list
of applicable specified standards and improvements to purchasers,
builders or their agents.
(17)
Any agricultural security areas within or abutting
the property. A statement shall appear on the final plan stating that:
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"This property is in (or abuts) an agricultural security area.
The owner acknowledges that farming is by right in these areas and
that the property may be subject to the dust, pesticides, herbicides,
odors, noises, and other impacts which are a part of normal farming
practices."
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C.
The final plan shall include therein or be accompanied
by:
(1)
Construction plans, including but not limited to typical
cross sections, street profiles and drainage details for all streets.
Such profiles shall show at least the following: existing (natural)
grade along the proposed street center line; proposed finished center
line grade or proposed finished grade at top of curbs; sanitary sewer
mains and manholes; storm sewer mains, inlet, manholes and culverts.
(2)
Protective covenants, if any, in form for recording.
(3)
Proof of approvals by all appropriate public and governmental
authorities or agencies where applicable, including but not limited
to occupancy permits for any planned road entrances onto existing
roads or highways and permits or approvals from the Erie County Department
of Health relating to sewage facilities, water obstructions, air quality,
etc., as applicable.
