The sketch plan may be submitted by the applicant as a basis
for informal discussion with the Planning Commission and the Council
as to the intended use and arrangement of a proposed subdivision or
land development. The sketch plan shall be clearly and legibly drawn.
A.
Scale. A scale of either 50 feet or 100 feet to an inch is recommended
to facilitate preliminary and final plan preparation.
B.
Data. The content of a sketch plan shall be at the discretion of
the applicant; however, it is recommended that as a minimum the following
information be included to assist in plan discussions and classifications:
(1)
Tract boundaries as per the legal description with the deed.
(2)
The location of the tract.
(3)
A North arrow.
(4)
The streets on and adjacent to the tract, properly named and identified.
(5)
Topographical and physical features.
(6)
The proposed general lot layout.
(7)
The proposed street layout.
(8)
The area of the total tract.
(9)
The proposed average lot size as a note on the plan.
(10)
The scale, both written and graphic.
The following materials shall be submitted for consideration
as the preliminary plan for subdivision or land development:
A.
Scale.
(1)
The preliminary plan shall be drawn at a scale of 50 feet to the
inch or less.
(2)
Preliminary plans shall be on sheets not larger than 34 inches by
44 inches overall. It is recommended that, as far as practicable,
plan sheets be held to the following overall sizes: 18 inches by 24
inches or 24 inches by 36 inches or 34 inches by 44 inches. If the
preliminary plan requires more than one sheet, a key map shall be
included. The scale of such key map shall be not less than 200 feet
to the inch.
B.
Data.
(1)
The preliminary plan shall include the following as a minimum:
(a)
A title block, including:
[1]
The name of the proposed subdivision or land development or
other identifying title.
[2]
The name of the municipality in which the tract is located.
[3]
The date on which the plan was prepared, including all revisions,
their location and a description of each.
[4]
The name, address, license number and seal of the registered
engineer, surveyor, landscape architect or land planner who certified
the plan.
[5]
A statement identifying the plan to be a preliminary plan.
(b)
A location map drawn at a scale of 800 feet to the inch, showing
the relationship of the tract to the surrounding properties, roads
and watercourses within 1,000 feet of any part of the property.
(c)
Tract boundaries as per the legal description with the deed,
including metes and bounds for each property line.
(d)
Calculated metes and bounds for the proposed subdivision lines,
including lot lines.
(e)
The area of the total tract and the area of each proposed lot.
(f)
All existing buildings and facilities within the tract, including
sewer and water systems.
(g)
The location and, where applicable, the dimensions of the existing
easements, rights-of-way, public lands, utility lines and floodplain
boundaries.
(h)
All existing streets on or immediately adjacent to the tract,
including the name, legislative route or Borough designation, right-of-way
width and cartway width.
(i)
The location, right-of-way width, cartway width and names of
all proposed streets within a subdivision or land development.
(j)
Clear sight triangles at all proposed intersections.
(k)
Parcels of land to be dedicated or reserved for nonresidential
lots and a statement of restrictions of any type which will exist
as covenants in the deed(s) for all nonresidential lots.
(l)
Proposed building locations, parking lots, provisions for access
and traffic control, locations of loading docks and provisions for
the landscaping and lighting of the site, where applicable.
(m)
Existing Borough zoning regulations applicable to the tract,
including district designation, lot area, building setback lines and
dimension requirements, and zoning boundaries that traverse or are
within 300 feet of the tract. This includes flood hazard districts.
(n)
The names of the owners of all properties and the names of subdivisions
adjacent to the tract.
(o)
A North arrow.
(p)
The scale of the plan, both written and graphic.
(q)
An approvals block for signatures.
(r)
Notarized signature of the landowner's awareness of the
proposed subdivision or land development.
(s)
The name and address of the landowner.
(t)
The name and address of the applicant/equitable owner.
(u)
The average lot size, as a note on the plan.
(v)
If land to be submitted lies partly in an adjacent municipality,
information concerning the location and design of streets, layout
and size of lots and provisions of public utilities on land subject
to his control within the adjacent municipality. The design of public
improvements shall provide for a smooth, practical transition where
specifications vary between municipalities. Evidence of approval of
this information by the appropriate officials of the adjacent municipality
shall also be submitted.
(w)
A statement describing proposed public improvements, including
streets, curbs and stormwater inlets, a typical cross-section diagram
of proposed street construction and the means of water supply and
sewage disposal to be provided.
(x)
A statement or certificate by the applicant indicating that
the plans are or are not in conformance with engineering, zoning,
building, sanitation and other applicable Borough ordinances and regulations
and, if they are not so conforming, the reasons for requesting an
exception.
(2)
Where the preliminary plan covers only part of the applicant's
entire holdings, an additional plan shall be submitted showing the
remainder and the proposed division.
Final plans for the subdivision of land and land development
shall conform in all important details with preliminary plans as reviewed
by the Planning Commission, including any conditions specified as
a result of the preliminary plan review. The following shall be submitted
by the applicant:
A.
Scale and size.
(1)
The subdivision or land development plans submitted for review for
final approval shall be clear and legible black- or blue-on-white
prints of the drawings. Upon completion of the review and for signature
by the Council, clear reproducible prints for all plans shall be submitted.
Space shall be provided for signature by the Council on the face of
the plans.
(2)
Final plans shall be on sheets not larger than 34 inches by 44 inches
overall. It is recommended that, as far as practicable, plan sheets
be held to the following overall sizes: 18 inches by 24 inches, 24
inches by 36 inches or 34 inches by 44 inches. If the final plan requires
more than one sheet, a key map shall be included. The scale of such
key map shall be not less than 200 feet to the inch.
B.
Data. The final plan shall include the following information as a
minimum:
(1)
A title block, including:
(a)
The name of the proposed subdivision or land development or
other identifying title.
(b)
The location of the tract within the Borough by address or otherwise.
(c)
The date on which the plan was prepared, including revisions,
their location and a description of each.
(d)
The name, address, Commonwealth of Pennsylvania license number
and seal of the registered engineer, surveyor, landscape architect
or land planner who certified the plan.
(e)
A statement identifying the plan to be a final plan.
(2)
A location map drawn at a scale of 800 feet to the inch, showing
the relationship of the proposed subdivision, lot and road layout
to the surrounding properties, roads and watercourses within 1,000
feet of the tract; in addition, the name and approximate distance
to the nearest street or neighboring community.
(3)
All existing streets on or adjacent to the right-of-way width and
cartway width.
(4)
The location and, where applicable, the dimensions of existing easements,
rights-of-way, public lands, monuments and other features.
(5)
Any private deed restrictions, easements or other restrictions which
may be imposed by the developer and placed on the property as a condition
of sale.
(6)
Parcels of land to be dedicated or reserved for nonresidential use,
including a statement of the intended use of all nonresidential lots
and a statement of restrictions of any type which will exist as covenants
in the deed(s) for all nonresidential lots.
(7)
All existing buildings, towers, sewers, water mains, culverts, petroleum
products or gas mains, fire hydrants and other significant man-made
facilities on the tract.
(8)
The zoning applicable to the tract being subdivided, along with all
zoning boundaries, if any, that traverse or are within 300 feet of
the tract. This includes flood hazard districts.
(9)
The names of the owners of all abutting unplotted land and the names
of all abutting subdivisions and developments.
(10)
A North arrow.
(11)
The scale of the plan, both written and graphic.
(12)
An approvals block for signatures.
(13)
Notarized signature of the landowner's awareness of the
proposed subdivision or land development.
(14)
The name and address of the landowner.
(15)
The name and address of the applicant/equitable owner.
(16)
Exact metes and bounds for all proposed subdivision lines and
lot lines, to the nearest hundredth of a foot.
(17)
Exact lot areas to the nearest hundredth of an acre.
(18)
The approximate distance to the intersection of the center line
of the nearest established street intersection.
(19)
Complete curve data for all street center-line and street right-of-way-line
curves proposed on a plan, including radius, tangent, arc and chord.
(20)
Required sight triangle areas at all proposed intersections.
(21)
For lots within a subdivision, the proposed house locations
and house numbers, and all streets shall be named. House numbers shall
be assigned throughout the subdivision or land development by the
developer, as approved by the Borough.
(22)
The building setback line for each street and the side and rear
yard setbacks for each lot.
(23)
A statement that the placement of the fire hydrants, if required,
and the components of the system have been reviewed by the Fire Marshal
and that both are compatible with the fire-fighting methods and equipment
utilized by the local fire company.
(24)
The location of permanent reference monuments.
(25)
Proposed building locations, location and size of parking lots, provisions for access and traffic control, locations of loading docks and provisions for landscaping and lighting of the site. The plan shall be in conformance with the requirements of Chapter 213, Zoning. Where subdivision of land is proposed as a part of land development because of the creation of mortgages encumbering less than the entire tract, the final plan shall be submitted showing the proposed division of property, including easements for access to all parcels not fronting on public roads.
(26)
Sufficient information so that conformity to zoning and subdivision
design standards is demonstrated, including but not limited to the
grade of streets, degree of curvature, sight distance, etc.
(27)
If required, a plan for the location and type of streetlights
to be installed, together with the necessary contract for streetlight
installation for approval by the Borough.
(28)
Certification by the engineer, land surveyor, landscape architect
or land planner who prepared the plan that the plans are in conformity
with zoning, building, sanitation and other applicable Borough ordinances
and regulations. In any instance where such plans do not conform,
evidence shall be presented that an exception has been officially
authorized.
(29)
A statement describing proposed public improvements, including
streets, curbs and stormwater inlets, a typical cross-sectional diagram
of proposed street construction and means of water supply and sewage
disposal to be provided.
(30)
A certification of ownership, which shall be lettered on the
plan and shall be duly signed by the owner(s) of the property and
notarized.
A conservation plan is required to accompany the preliminary
and final subdivision or land development plan. It shall be clearly
and legibly drawn to the same scale as that of the preliminary and
final plans.
A.
The conservation plan shall show the total tract boundaries of the
property being subdivided or developed and shall show:
(1)
Contour lines at vertical intervals of not more than two feet for
land with an average natural slope of 8% or less and at intervals
of not more than five feet for land with an average natural slope
exceeding 8%.
(2)
The location and elevation to which contour elevations refer; where
reasonably feasible, the datum used shall be a known established bench
mark.
(3)
All existing watercourses, tree masses, trees over eight inches in
caliper not part of a tree mass and other significant natural features
within the proposed subdivision and within 50 feet of the boundaries
of the proposed subdivision.
(4)
The locations of all soil classifications.
(5)
Notations indicating:
(a)
All trees or portions of tree masses proposed to be cleared
as part of the proposed subdivision or land development plan, together
with reasons for such clearing.
(b)
All proposed alterations of the natural grade, whether by cut
or by fill, exceeding two feet, together with reasons for such alteration.
(c)
Compliance with all applicable erosion and sedimentation control
standards.
B.
A required element of any conservation plan shall be a plan for the control of erosion and sedimentation and for stormwater management. Any preliminary and final plan for subdivision or land development must be accompanied by a stormwater management plan. Contents of the submitted plan shall reflect discussion by the applicant with the Borough Engineer. The minimum components of that plan are as follows, except where already prepared as part of the conservation plan as required by Subsection A above:
(1)
A narrative summary of the project, including:
(a)
A general description of the project.
(b)
A general description of accelerated erosion control.
(c)
A general description of sedimentation control.
(d)
A general description of stormwater management both during and
after construction.
(e)
The date the project is to begin and the expected date final
stabilization will be completed.
(2)
Mapping of various physical features of the project area, both existing
and proposed, including:
(a)
The location of the project relative to highways, municipal
boundaries and other identifiable landmarks.
(b)
Property lines of the proposed project area.
(c)
Contour lines at vertical intervals of not more than two feet
for land with an average natural slope of 8% or less and at intervals
of not more than five feet for land with an average natural slope
exceeding 8% (include location and elevation to which contour lines
refer).
(d)
Acreage and square footage of the project.
(e)
Streams, lakes, ponds or other bodies of water within the subject
property or within 50 feet of any boundary of the property.
(f)
Other significant natural features, including existing drainage
swales, tree masses and areas of trees and shrubs to be protected
during construction.
(g)
The proposed location of underground utilities and sewer and/or
water lines.
(h)
The scale of the map and North arrow.
(i)
Existing roads and easements.
(3)
A map of proposed alterations to the project area, including:
(4)
The staging of earthmoving activities described in the narrative,
including:
(a)
Cover removal, including all cuts and fills.
(b)
Installation of erosion and sediment control facilities and
practices.
(c)
Installation of improvements, including streets, storm sewers,
underground utilities, sewers, waterlines, buildings, driveways, parking
areas, recreational facilities and other structures.
(d)
A program of operations to convert erosion.
(5)
Temporary control measures and facilities for use during earthmoving,
in both map and narrative form, including:
(a)
Purpose.
(b)
Temporary facilities or other soil stabilization measures to
protect existing trees and shrubs from earthmoving activities.
(c)
Types, locations and dimensions of details of erosion and sedimentation
control measures and facilities.
(d)
Design considerations and calculations of control measures and
facilities.
(e)
Facilities to prevent tracking of mud by construction vehicles
onto existing streets.
(6)
A description and map of the measures to be taken to establish permanent
vegetation and other soil stabilization.
(7)
A narrative description of the maintenance procedures for both temporary
and permanent control facilities and of ownership arrangements, including:
An improvements construction plan shall be required to accompany
a preliminary or final plan whenever an improvement is to be constructed
or installed.
A.
Scale. The improvements construction plan shall have the same scale
as required for a preliminary and final plan.
B.
Data. The improvements construction plan shall contain sufficient
information to provide working plans for the layout and construction
of proposed streets, utilities, stormwater lines and other improvements.
Such plan shall include but not be limited to the following:
(1)
A horizontal plan showing the layout of proposed improvements, including
stations corresponding to those shown on the profiles, horizontal
curves, the location and size of inlets and manholes and existing
contours.
(2)
A profile plan shall indicate final grades of streets and sewers
and the extent of cut and fill operations.
(a)
The profile plan shall show the vertical section of the existing
grade and proposed grade along the center line of the proposed street.
Where storm drainage and/or sanitary sewer lines are to be installed,
they shall also be indicated on the profile plan.
(b)
The horizontal scale on the profile plan shall be not less than
one inch equals 100 feet, and the vertical scale shall be not less
than one inch equals 10 feet or, in cases where larger scales are
used, the ratio shall be 1:10 vertical to horizontal.
(c)
A typical cross-section street construction shall be shown on
the profile plan and shall indicate the following (see appendix included
as an attachment to this chapter):
[1]
The right-of-way width and the location and width of paving
within the right-of-way.
[2]
The type, thickness and crown of paving.
[3]
The location, width, type and thickness of curbs and sidewalks
to be installed, if any.
[4]
The typical location, size and depth of any underground utilities
that are to be installed in the right-of-way, where such information
is available.
