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1. The applicant shall submit nine copies of an application for review of final subdivision or land development plan and nine copies of the final plan to the Township. The final plan shall be prepared in accordance with § 22-302. Plans shall conform in all important details with preliminary plans as previously approved, and any conditions specified in the approval of preliminary plans shall be incorporated in the final plans. Where revised submissions are made, 10 copies of the set (if 5 sheets or less) or 10 copies of each revised sheet shall be resubmitted to the Township agent 10 working days prior to the scheduled meeting of which the plan is to be reviewed by the Planning Commission or the Board of Supervisors.
2. Final plans shall show the following:
A. Sheet sizes shall be 24 inches x 36 inches and shall be drawn to a scale no smaller than 1 inches = 100 feet unless a larger scale has been required as a condition of preliminary approval. Where more than one sheet is required, an index sheet of the entire subdivision or land development shall be shown on a sheet of the same size. The plans shall be so developed to be transmittable in an electronic format compatible with the Township GIS system. Final plan submittals shall be on a durable, reproducible material. The final plan shall be formatted so that it is legible when reduced to 18 inches x 24 inches size for recording.
B. The designation, final plan, and date submitted.
C. Proposed and existing tract boundary lines, street addresses for each lot, right-of-way lines of streets, easements, and other right-of-way and property lines of residential lots and other sites with accurate dimensions, bearings, or internal angles, and radii, arcs, and deflection angles, gross and net tract areas for each lot, and identify and dimension minimum lot width. The error of closure shall not be more than 1 part in 10,000.
D. The information required to be shown or provided with the preliminary plan as listed in §§ 22-501 and 22-502.
E. The location of sidewalks, pedestrian systems, signage, and street lights.
F. Profiles showing proposed centerline of the street. The profiles shall include at least the following: existing and proposed grades at the centerline of the street and storm sewer facilities showing locations, material, invert elevations and sizes.
G. Plan/profiles indicating size, material and invert elevation of all sanitary sewer storm sewers and water facilities. Plan is to indicate service connection locations.
H. The location and description of existing and proposed survey monuments according to § 22-706.
I. Copy of approved and signed set of preliminary plans, including post construction soil erosion and sedimentation control plans.
J. Statement by owner offering dedication of streets, rights-of-way easements and any sites for public uses which are to be dedicated.
K. Signature blocks and date spaces for recommendation/approval by the following:
(1) Township Planning Commission (1 line).
(2) Board of Township Supervisors (5 lines).
(3) Township Municipal Authority (where required).
(4) York County Planning Commission (to be signed by the Director).
(5) Township Engineer.
L. PADEP code number referencing approval of the plan revision module.
M. Sealed and signed by the appropriate design professional, as defined by Part 3 of this Chapter.
N. For subdivisions or land developments located in the zone of contribution of a municipal well, the zone boundaries should be shown, a note shall be added to the plan indicating the subdivision or land development is located within the zone of contribution of a municipal well as defined in the Township Comprehensive Plan, the restrictions for that zone should be listed.
O. Provide a note on the first sheet indicating: “NO CONSTRUCTION SHALL BEGIN UNTIL AFTER THE PRECONSTRUCTION MEETING BETWEEN THE DEVELOPER, THE CONTRACTOR, THE TOWNSHIP ENGINEER/INSPECTOR, AND OTHERS AS MAY BE REQUESTED TO ATTEND. APPROVAL FROM DOVER TOWNSHIP PUBLIC WORKS IS REQUIRED PRIOR TO CONSTRUC TION OF SANITARY SEWER AND POTABLE WATER FACILITIES.”
(Ord. 2011-05, 3/14/2011, § 601)
1. Whenever any improvements are proposed in connection with a subdivision or land development, it shall be the responsibility of the applicant to provide adequate engineering and related designs, construction specifications, performance guarantees, and ownership and maintenance responsibilities in accordance with the standards and requirements set forth in this Chapter, as applicable.
2. If water is to be supplied by means other than on-site wells, maintained and operated by individual lot owners, a copy of a certificate of public convenience from the Pennsylvania Public Utility Commission or an application for such, a cooperative agreement or commitment must accompany the plan as evidence that the proposed development will be supplied with an adequate, reliable and safe water supply meeting State and Federal standards and regulations.
3. Stormwater management plan approved by the Township Engineer.
4. An erosion and sediment pollution control plan approved by the York County Conservation District.
5. An overall grading plan, including lowest habitable floor elevations for each proposed structure.
6. A notation on the plan relating to the conformance with the requirement for a highway occupancy permit from the Pennsylvania Department of Transportation, in accordance with § 22-315 of this Chapter.
7. A sealed landscaping plan in accordance with Part 11.
8. A traffic impact study, if applicable.
9. Suitable documentation that the applicable plans are in conformity with ordinances and regulations governing the extension of utility services.
10. Such other certificates, affidavits, endorsements, or dedications as may be required by the Board of Township Supervisors in the enforcement of these regulations.
11. Floodplain requirements in accordance with Part 9 and where applicable, proof of notification to the administering agencies, that modifications to the floodplain will result from development.
12. Copies of approved PennDOT, DEP and COE permits.
(Ord. 2011-05, 3/14/2011, § 602)
1. Copies of the final plan and supporting documentation shall be distributed by the Township agent to the following reviewing and advisory bodies for comment and report:
A. Township Public Works Director (3).
B. Township Sewer Authority (1).
C. Township Fire Chief/Fire Marshall (1).
D. Township Zoning Officer (2).
E. Township Planning Commission (1).
F. Township Records (1).
2. The applicant shall file copies of the plans, required fees and necessary related documents to:
A. York County Conservation District.
B. Appointed Township Engineer.
C. York County Planning Commission.
D. Pennsylvania Department of Transportation.
E. Pennsylvania Department of Environmental Protection.
3. Additionally, final plans shall be submitted to adjacent municipalities and governmental agencies or authorities identified in § 22-308 that may be affected by the plan.
4. Upon review of a subdivision or land development plan, the Township Engineer shall make comments and recommendations in writing to the Township Planning Commission and the Board of Township Supervisors.
5. During the course of the Planning Commission’s review of the final plan and prior to any action by the Board of Township Supervisors within the required 90-day period, the final plan may be revised by the applicant according to the procedure for preliminary plan revisions and as set forth in § 22-504 herein, and a new 90-day review period will begin as also set forth in § 22-504.
6. The Board of Township Supervisors shall render its decision and communicate it to the applicant in accordance with the requirements of § 22-309 of this Chapter.
(Ord. 2011-05, 3/14/2011, § 603)
Part 7
Design and Construction Standards
Design and Construction Standards
1. The standards of design and construction in this Part shall be used to judge the adequacy of development proposals and shall be considered to be the minimum criteria in achieving the purpose and objectives of this Chapter.
2. In addition to the standards included herein, development proposals shall also comply with such construction and material specifications as are or shall be adopted by the Board of Township Supervisors and are contained in the Dover Township Construction Specifications.
3. Variations or modifications to these criteria may be granted by the Board of Township Supervisors in accordance with the provisions set forth in Part 13 of this Chapter. Where questions should arise regarding the interpretation of these design standards, the determination of the Board of Township Supervisors shall prevail.
(Ord. 2011-05, 3/14/2011, § 701)
1. Land. No land shall be subdivided or developed for any purposes unless adequate safeguards against flood, fire and disease have been taken to minimize hazards to life, health, or property.
2. Use. The proposed use of the land in any land development must conform to the Township Zoning Ordinance [Chapter 27].
3. Development. Proposed projects shall be integrated with existing and proposed neighborhoods so that the community as a whole may develop harmoniously and no development is to occur until a building permit is obtained from the Building Code Official.
4. Natural and Historic Features. Reasonable measures shall be taken to ensure the preservation of natural and historic features, areas and structures as determined by Dover Township to be worthy of such preservation and to ensure public access to such features, areas and structures, where appropriate.
5. Source Water Protection. Reasonable measures shall be taken to ensure the protection of the groundwater supply within the wellhead protection area.
6. Conformance with Comprehensive Plan. The layout or arrangement of the subdivision or land development shall conform to the Dover Township Comprehensive Plan and subsequent updates and any regulations or maps adopted in furtherance thereof.
(Ord. 2011-05, 3/14/2011, § 702)
All streets proposed to be constructed within the Township shall conform to the following general design requirements:
A. Proposed streets shall be planned with regard to the existing street system, public convenience in terms of fire protection and pedestrian traffic, projected volumes of traffic, existing and proposed use of land on abutting properties and future development extensions of the street systems.
B. Residential streets shall be so laid out as to discourage through traffic; however, the arrangement of streets shall provide for continuation of existing or platted streets and for proper access to adjoining undeveloped tracts suitable for future development.
C. Proposed streets, which are aligned with existing streets, shall bear the name of the existing street. In the event a proposed street is not aligned with an existing street, it shall not bear a name similar to any existing street located within the Township and/or the same postal service area, regardless of the suffix street, avenue, boulevard, drive, place, court, etc.
D. Streets shall be logically related to topography so as to produce reasonable grades, satisfactory drainage and suitable building sites. A drawing of the same scale as the subdivision plan shall be provided showing topography and street profile as it relates to any proposed street(s) whether proposed for dedication or to be held in private right.
E. The streets must be properly located and built with regard to the proposed traffic functions as shown in the Dover Township Comprehensive Plan, including the minimizing of through-traffic on minor streets and the protection of major street capacities from excessive marginal access.
F. The arrangement, character, extent, width, grade, and location of all streets and highways must conform to their functional classification as identified in the Dover Township Comprehensive Plan, and as defined herein.
G. Reverse frontage shall be provided on all subdivisions abutting an arterial, except minor subdivisions.
H. Streets are generally described below. For design of streets, the Dover Township Comprehensive Plan (August 22, 1994, Addendum, or as amended) should be consulted to obtain the functional classification of a particular street and to determine whether the street is located in the urban or rural area. The arterial and collector streets are further classified as principal, major or minor based on the State classification system. Again these classifications are further identified in the Township Comprehensive Plan.
(1) Urban Street. The term “urban” indicates that the street is located in the Urban Growth Area as identified in the Township Comprehensive Plan referenced above. Such streets will normally include curbs and sidewalks and are generally wide enough to allow for on-street parking.
(2) Rural Street. The term “rural” indicates that the street is located outside the Urban Growth Area in the Resource Protection Area or the Reserve Area identified in the above-referenced Comprehensive Plan. These streets may or may not have curbs and sidewalks. The streets are generally designed to provide two travel lanes and adequate shoulders for emergency stopping.
(3) Arterial. A higher order, interregional road in the street hierarchy. Arterial roads are intended to carry large traffic volumes at steady speeds with minimum interruptions to traffic flow.
(4) Collector. This classification includes highways that provide connections with local access roads, arterials and State highways. They may serve a traffic corridor connecting villages, small boroughs, shipping points, mining and agricultural areas on an intra-county or township basis. Many trips destined to such points originate in widely diffused locations and a highway in this class function is considered a collector. Traffic volumes and trip lengths vary greatly depending upon size and distance between localities.
(5) Local. This classification is intended to include streets that provide direct access to abutting land and includes connections from farms, individual residences and commercial properties to higher classes of roadways. Trip lengths are short and operating speeds are low. Spacing between roads of this classification and traffic volumes vary widely depending upon the intensity of land development and the distance to population centers. In general, this classification includes all public roads which are not included in higher classifications.
(6) Alley and Service Drive. This classification is intended to include minor streets which provide secondary access to the back or side of properties abutting a street. These streets should be designed for operating speeds of 15 miles per hour or under.
(7) Cul-de-Sac. This classification is intended to include streets which have a turn-around area at their termini. Use of cul-de-sacs and will not be permitted when other layout options are available. Use of cul-de-sacs require specific authorization from the Board of Supervisors. Alternative designs to the circular cul-de-sac will be considered only if they meet the requirements of the Liquid Fuels Tax Municipal Allocation Law, 72 P.S. § 2615.1 et seq., for obtaining liquid fuels tax allocations. Standards presume light traffic at speeds under 25 miles per hour. Cul-de-sac snow storage areas shall be required where directed by the Township Engineer. Signs to designate storage areas shall be installed by the developer prior to street adoption.
(8) Dead-End Streets. Shall be prohibited, except when designed as temporary cul-de-sac streets by the developer on his own land in order to permit future street extensions into adjoining tracts. These temporary dead end streets must be approved by the Township and indicated on the plans. Also, they must be constructed with a stabilized all weather turnaround of the same radius as that which would be required for a permanent street; the turnaround to be removed when the street is continued.
(9) Half-streets will not be permitted except where dedication is for widening of an existing publicly maintained road and the remaining half of such ad to the full width of right-of-way required is free and clear of existing buildings or other structures to the required setback line and the dedication or acquisition of the remaining half street is otherwise possible. Whenever there is an existing half-street adjacent to a tract to be developed, then the other half of the street shall be platted and dedicated with such tract unless otherwise determined by the Board of Supervisors.
(10) Private streets shall be permitted only in the agriculture and conservation zones and shall provide access to no more than three residential units. Such private streets shall be constructed with a minimum cartway width of 16 feet and shall have a paved or gravel surface. Otherwise private streets are not permitted unless they conform to the specifications and requirements of local streets as specified in this Chapter or by approval of the Board of Supervisors and designated as “open for public access to adjacent property.” A legal agreement shall be established to ensure access to all properties and to guarantee maintenance of the street. Such agreement shall be filed and recorded with the approved plans.
(Ord. 2011-05, 3/14/2011, § 703)
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