Borough of Coopersburg, PA Plan Requirements

The preliminary plan of a proposed subdivision or land development shall be clearly and legibly drawn at one of the following scales:

(1)

One inch equals 100 feet;

(2)

One inch equals 50 feet;

(3)

One inch equals 20 feet; and

(4)

One inch equals 10 feet.

The original drawing and all submitted prints shall be made on sheets of one of the following sets of dimensions:

(1)

Eighteen inches by 24 inches;

(2)

Twenty-four inches by 36 inches;

(3)

Thirty-six inches by 48 inches.

If the preliminary plan requires more than one sheet, a key diagram illustrating relative location of the several sections shall be drawn on each sheet.

The preliminary plan shall indicate the following data:

(1)

Name and address of record owner;

(2)

Name of developer if different from owner;

(3)

Name of the proposed subdivision;

(4)

Name of the municipality or municipalities within which subdivision is proposed;

(5)

Names of all adjoining subdivisions, if any, and the names of owners of all adjacent unplatted land;

(6)

Name, address, license number, and seal of the registered surveyor responsible for the subdivision plan. The surveyor shall sign a statement attesting to the accuracy of the survey.

(7)

North point, graphic scale, written scale, and date including the month, day and year that the original drawing was completed, and the month, day and year that the original drawing was revised, for each revision;

(8)

A key map, for the purpose of locating the property being subdivided, drawn at a scale not smaller than one inch equals 2,000 feet and showing the relationship of the property, differentiated by tone or pattern, to adjoining property and to all streets, roads, and municipal boundaries, within one mile of any part of the property;

(9)

Total tract boundaries of the property being subdivided showing bearings and distances, and a statement of total acreage of the property;

(10)

Tax map sheet, block and lot numbers within the proposed subdivision tract obtained from the County tax assessor's office;

(11)

The zoning district or districts within which the proposed subdivision is located;

(12)

All existing buildings or other structures within the proposed subdivision tract;

(13)

All existing streets, including streets of record (recorded but not constructed), on or adjoining the tract, including names, right-of-way widths, and pavement widths;

(14)

All existing sewer lines, septic systems, storm sewers, waterlines, wells, fire hydrants, utility transmission lines, culverts, bridges, railroads, other man-made features, watercourses and wetlands within the proposed subdivision tract and immediately adjacent to the subdivision tract;

(15)

Location, width, and purpose of existing easements and utility rights-of-way within the proposed subdivision tract;

(16)

Contour lines at vertical intervals of not more than two feet for land with average natural slope of 5% or less, and at intervals of not more than five feet for land with average natural slope exceeding 5%. Location and elevation of the data to which contour elevations refer shall be the closest United States Geologic Survey established benchmark, where available;

(17)

A signature block for the Lehigh Valley Planning Commission approval of the subdivision;

(18)

The following owner's statement shall be placed on the plan. The owner(s) shall execute the statement before a notary public. The seal of the notary public acknowledging the owner(s) statement shall be impressed on the plan. The statement shall read, "We (I), the owners of this plat of land being duly sworn according to law, depose and say we (I) are (am) the sole owner(s) of this property in peaceful possession of it and there are no suits pending affecting title of same;"

(19)

Proposed locations of wells (if any), proposed locations of subsurface disposal fields and alternate fields (if any), and the locations of percolation test holes and soil probe pits (if any);

(20)

A signature block, executed by the applicant, shall read "The applicant hereby authorizes the Borough staff to enter upon and inspect the site for the purposes of conducting a review and determining consistency with the requirements of the Coopersburg Borough SALDO during the pendency of the application before the Borough;"

(21)

Significant natural features including but not limited to floodplains, ponds and lakes, wooded areas and trees of greater than eight inches in caliper. Floodplain information shall delineate the bounds of the one-hundred-year floodplain, floodway and flood fringe.

The full plan of proposed development, including:

(1)

Location and width of all streets and rights-of-way, with a statement of any conditions governing their use;

(2)

Suggested street names;

(3)

Utility easement locations;

(4)

Building setback lines along each street;

(5)

Lot lines with approximate dimensions;

(6)

A statement of the intended use of all nonresidential lots and parcels;

(7)

Lot numbers, a statement of total number of lots and parcels and the lot size in square feet or acres for each lot;

(8)

Sanitary and/or storm sewers (and other drainage facilities), with the size and material of each indicated, and any proposed connections with existing facilities;

(9)

Parks, playgrounds and other areas dedicated or reserved for public or common use, with any conditions governing such use;

(10)

Location, width, and purpose of proposed easements and utility rights-of-way;

(11)

Copies of the proposed deed restrictions and protective and restrictive covenants referenced to the preliminary plan;

(12)

A contour grading plan.

The preliminary plan shall be accompanied by the following supplementary data unless the Borough Engineer has determined that the submission of such data is not necessary:

(1)

Preliminary profiles, typical cross sections and specifications for proposed street, sanitary sewer, water system improvements, and storm drainage in accordance to the design standards of §§ 195-18, 195-19, 195-20 and 195-21, respectively.

(2)

A storm drainage plan for the proposed subdivision tract which includes the following in addition to the requirements of §§ 195-13D and E:

(a)

A narrative with a general description of the proposed subdivision and/or land development and a general description of proposed permanent stormwater controls.

(b)

Maps of the project area showing:

[1]

Soil types and boundaries based on the Lehigh County Soil Survey.

[2]

Proposed structures, paved areas and buildings.

[3]

Stormwater management district boundaries applicable to the site.

[4]

A schematic showing all tributaries contributing flow to the site and all existing man-made features beyond the property boundary that would be affected by the project.

(c)

Stormwater management controls:

[1]

All stormwater management controls must be shown on a map and described, including:

[a]

Groundwater recharge methods such as seepage pits, beds or trenches. When these structures are used, the locations of septic tank infiltration areas and wells must be shown.

[b]

Other control devices or methods such as rooftop storage, semipervious paving materials, grass swales, parking lot ponding, vegetated strips, detention or retention ponds, storm sewer, etc.

[2]

All calculations, assumptions and criteria used in the design of the control device or method must be shown.

(3)

A landscape plan, where applicable, according to the standards set forth in § 195-24B(4), Tree preservation and planting;

(4)

In the case of subdivisions or land development plans to be developed in stages or sections over a period of time, a map delineating each stage or section of the proposed subdivision or land development consecutively numbered so as to illustrate phasing of development and a schedule indicating the approximate time for which application for final approval of each stage or section are intended to be filed;

(5)

Preliminary designs of any bridges or culverts which may be required. Such designs shall meet all applicable requirements of the Pennsylvania Department of Environmental Protection, Division of Dams and Encroachments and/or the Pennsylvania Department of Transportation;

(6)

A map illustrating the entire contiguous holdings of the landowner indicating the area or scope of ultimate proposed subdivision and delineating the area which the preliminary plan encompasses;

(7)

A sketch map of the proposed road system for the remainder of the area not included in the preliminary plan;

(8)

When water service to the proposed subdivision is to be provided by an existing public system, the developer shall submit one copy of a letter from the agency, authority or utility which agrees to extend water service, subject to the execution of a service agreement.

(9)

Certification of sewage disposal systems.

(a)

When sewage disposal service to the proposed subdivision is to be provided by an existing public system, the developer shall submit one copy of a letter from the agency, authority or utility which agrees to provide sewer service subject to the execution of a service agreement.

(b)

When sewage disposal service for the proposed subdivision is to be by individual on-lot sewage disposal systems, the applicant shall submit two copies of the Borough Sewage Enforcement Officer's approval of the planning module.

(10)

Whenever a subdivision or land development or part thereof is in an area of carbonate geology as mapped in Map 1, the following provisions shall apply:

(a)

A recognized professional with competence in the field shall review aerial photographs, soils, geologic and other related data available to him or her, as the data relates to the subject property. The professional shall also conduct a site inspection of the property.

(b)

Based on the work required in § 195-13F(10)(a), the professional shall prepare a map of the site showing all Karst features or feature indicators. The mapping shall indicate, but shall not be limited to, the following features:

[1]

Closed depressions;

[2]

Open sinkholes;

[3]

Seasonal high water table indicators;

[4]

Outcrops of bedrock;

[5]

Unplowed areas in plowed fields;

[6]

Surface drainage into ground;

[7]

"Ghost lakes" after rainfall.

(c)

Based upon the work performed in § 195-13F(10)(a), the professional shall determine what further testing should be done by the applicant to ensure compliance with the performance standards set forth in § 195-24D. Testing methodology shall be reasonable under the circumstances, including the scale of the proposed development and the hazards revealed by examination of available data and site inspection.

(d)

The applicant shall cause the additional testing established in § 195-13F(10)(c) to be done. The test results shall be included with the submission and shall be referred to the Borough Engineer, who shall be a recognized professional with competence in the field.

(e)

The Borough Engineer shall report to the Council, with a copy to the landowner, his or her opinion as to the adequacy of the study and as to the capability of the site to support the proposed development in a manner in which the risks attendant to development in carbonate areas are either eliminated or minimized. Recommendations for site development, including stormwater management, the layout of utility lines, and building location, may be included. Additional studies or testing as deemed necessary by the Borough Engineer in order to produce an adequate study given the scale of the proposed development and the hazards revealed may be required of the applicant.

(11)

If the subdivision or land development includes wetlands or hydric soils, the applicant shall submit either a written determination from the U.S. Army Corps of Engineers that the area does not contain wetlands, or copies of permits for the proposed activity from the U.S. Army Corps of Engineers pursuant to Sections 9 and 10 of the River and Harbor Act of 1899, Section 404 of the Clean Water Act, and Section 103 of the Marine Protection Research and Sanctuaries Act and from the Pennsylvania. Department of Environmental Protection pursuant to the Dam Safety and Encroachments Act. A copy of any wetlands study prepared for the property, including a study prepared for the use of the U.S. Army Corps of Engineers or the Pennsylvania Department of Environmental Protection shall be submitted.

(12)

A traffic impact study and report shall be required for proposed developments that meet one or more of the following criteria: Commercial, commercial building or buildings consisting of 10,000 square feet or more of total floor area; office, development consisting of 50,000 square feet or more of total floor area; industrial, development consisting of 50,000 square feet or more of total floor area; other, use generating 250 or more trips per day as determined by generation rates published by the Institute of Transportation Engineers Traffic Impact Study. The study will enable the Borough Council to assess the impact of a proposed development on the traffic system. Its purpose is to ensure that proposed developments do not adversely affect the traffic network and to identify any traffic problems associated with access from the site onto the existing roads. The study's purpose is also to delineate solutions to potential problems and to present improvements to be incorporated into the proposed development. Traffic impact reports shall be based on the following criteria:

(a)

General site description. The site description shall include the size, location, proposed land uses, construction, staging and completion date or types of dwelling units. A brief description of other major existing and proposed land developments within 1/2 mile of the proposal which shall constitute the study area.

(b)

Traffic facilities description. The description shall contain a full documentation of the proposed internal and existing highway system. The report shall describe the external roadway system within the area. Major intersections in the area shall be identified and diagrammed. All future highway improvements which are part of proposed surrounding developments shall be noted and included in the calculations.

(c)

Existing traffic conditions. Existing traffic conditions shall be measured and documented for all streets and intersections in the area. Existing traffic volumes for average daily traffic, peak highway hour(s) traffic and peak development-generated hour(s) traffic shall be recorded. Traffic counts at major intersections in the study area shall be included in the report. A volume/capacity analysis based upon existing volumes shall be performed during the peak highway hour(s) and the peak development-generated hour(s) for all streets and major intersections in the study area. Levels of service shall be determined for each major road segment and turning movement. Detailed traffic counts of existing local streets are not required, unless the Borough Council would so require. A tabulation of accident locations during the past five-year period shall be shown.

(d)

Traffic impact of the development. Estimation of vehicular trips to result from the proposal shall be computed from the average daily peak highway hour(s). Vehicular trip generation rates to be used for this calculation shall be obtained from the Trip Generation Manual published by the Institute of Transportation Engineers. These development-generated traffic volumes shall be provided for the inbound and outbound traffic movements, as estimated, and the reference source(s) and methodology followed shall be documented. All turning movements shall be calculated. These generated volumes shall be distributed to the area and assigned to the existing streets and intersections throughout the area. Documentation of all assumptions used in the distribution and assignment phase shall be provided. Traffic volumes shall be assigned to individual access points. Any characteristics of the site that will cause particular trip generation problems shall be noted.

(e)

Analysis of traffic impact. The total future traffic demand shall be calculated. This demand shall consist of the combination of the existing traffic expanded to the completion year (straight line projections based on historical data), the development-generated traffic and the traffic generated by other proposed development is anticipated; calculations for each stage of completion shall be made. This analysis shall be performed during the peak highway hour(s) for all roadways and major intersections in the study area. Volume/capacity calculations shall be completed for all major intersections. All access points shall be examined as to the necessity of installing traffic signals. This evaluation shall compare the projected traffic to state warrant regulations for traffic signal installation.

(f)

Conclusions and recommendations. Levels of service for all streets and intersections shall be listed. All streets and/or intersections showing a level of service below C shall be considered deficient, and specific recommendations for the elimination of these problems shall be listed. This listing of recommended improvements shall include, but not be limited to, the following elements: internal circulation design, site access location and design, external roadway and intersection design and improvements, traffic signal installation and operation including signal timing. All physical street improvements shall be shown in sketches.

(g)

Costs of needed projects. Approximate costs for all needed transportation improvements shall be developed within a defined impact area.

(h)

The project manager for any traffic impact report shall be a professional traffic engineer or transportation planner, who should be a member of the Institute for Transportation Engineering.

(i)

The Borough Council may combine contributions for traffic impact studies from more than one applicant to accomplish one major coordinated traffic study.

(j)

Applicant's responsibilities. The applicant shall respond to the traffic impact report by stating to what degree he/she is willing to assist in funding any off-site improvements that are needed and to state what on-site improvements he/she proposes.

(k)

Future stages of development. The traffic study shall include not only an analysis of one individual project proposed at one point in time, but also the overall projected impacts of future development of all nearby lands owned by the applicant or that the applicant has an option to purchase. The study shall include a projection of the traffic expected from this development, using reasonable alternatives if no definite plans are available.

(l)

Other proposed development. The study should also take in account traffic that can be expected as a result of other development which has been approved or is being reviewed by the Commission and other development that might reasonably be expected to occur.

The final plans shall conform to the standards and data requirements set forth for preliminary plans in § 195-13A through E this chapter.

It shall not be necessary to resubmit supporting maps and data submitted with the preliminary plan, as set forth in § 195-13F of this chapter, provided that no change has occurred.

The following additional data shall be illustrated on the final plan:

(1)

The latest source of title to the land as shown by the deed, page number and book of the County Recorder of Deeds;

(2)

The total tract boundary lines of the area being subdivided with accurate distances to hundredths of a foot and bearing to 15 seconds. These boundaries shall be determined by accurate survey in the field, to an error of closure not to exceed one foot in 10,000 feet. The tract boundary shall be subsequently closed and balanced. The boundary(s) adjoining additional unplatted land of the subdivider (for example, between separately-submitted final plan sections), however, are not required to be based upon field survey and may be calculated. The location of all boundary line (perimeter) monuments shall be indicated, along with a statement of the total area of the property being subdivided. In addition, the engineer or surveyor shall certify to the accuracy of the survey, the drawn plan, and the placement of the monuments;

(3)

All lot lines shall be completely dimensioned in feet, if straight, and by designating length of arc and radius (in feet) and central angle (in degrees, minutes, and seconds), if curved. All internal angles within the lots shall be designated to within 15 seconds;

(4)

The proposed building setback or the proposed placement of each building;

(5)

All easements or rights-of-way where provided for or owned by public services and any limitations on such easements or rights-of-way. Rights-of-way shall be shown and accurately identified on the plan. Easements shall either be shown or specifically described on the plan. Easements should be located in cooperation with the appropriate public utilities;

(6)

Such private deed restrictions as may be imposed upon the property as a condition to sale, together with a statement of any restrictions previously imposed which may affect the title to the land being subdivided;

(7)

Space shall be left along the lower edge of the sheet, in order that the County Recorder of Deeds may acknowledge receipt and recording of the plan when it is presented;

(8)

If the final plan requires more than one sheet, a key diagram showing the relative location of the several sections shall be drawn on each sheet.

The final plan shall be accompanied by the following:

(1)

Plans showing:

(a)

Location, size and invert elevation of all sanitary sewer, water distribution and storm drainage systems and the location of all manholes, inlets and culverts;

(b)

Final profiles, cross sections, and specifications for proposed streets, sanitary sewers, water distribution systems, and storm drainage systems shall each be shown on one or more separate sheets.

(2)

Documentation from the Borough Sewage Enforcement Officer that each lot has been approved for on-lot sewage systems (where applicable).

(3)

A copy of the Pennsylvania Department of Environmental Protection acceptance or approval of the planning module (where applicable).

(4)

A copy of the permit granted by the Pennsylvania Department of Environmental Protection for a private centralized sanitary sewer system, where applicable.

(5)

A copy of the highway occupancy permit for any road or driveway requiring access to a state legislated route.

(6)

A copy of a permit granted by the Pennsylvania Department of Environmental Protection for a private centralized water system (where applicable).

(7)

A completed and executed copy of the subdivision improvements agreement as agreed upon by the developer and the Borough Council, public utility or municipal authority. The Borough Council shall find, upon review of the executed improvements agreement, that the agreement covers all public improvements specified on the subdivision plan and that the agreement is enforceable. Should the improvements agreement not meet these criteria, this requirement shall be considered to be unmet.

(8)

A performance guarantee in the amount of 110% of the cost of all required improvements, as set forth in § 195-27, as estimated in accordance with the provisions set forth in the Pennsylvania Municipalities Planning Code, as amended, in a form and with surety in accordance with the provisions set forth in the Pennsylvania Municipalities Planning Code, as amended, and acceptable to the Borough Solicitor, guaranteeing the construction and installation of all such improvements within a stated period which shall not be longer than one year from the date of the final subdivision approval. Where the final plan is submitted in stages or sections, the amount of the guarantee may also be provided in stages if acceptable to the municipal governing body, public utility or municipal authority.

(9)

A maintenance guarantee in an amount of not less than 15% of the actual cost of the installation of the improvements as set forth in § 195-27. This guarantee assures the structural integrity of the improvements as well as the functioning of said improvements in accordance with the design and specifications as depicted on the final plat for a period not to exceed 18 months after the acceptance of all such improvements by the Borough, public utility, or municipal authority.

(10)

An erosion and sedimentation control plan developed in accordance with Part IV, paragraph 44 of the Soil Erosion and Sedimentation Control Manual issued by the Department of Environmental Protection.

(11)

A legal description of all areas offered for dedication.

(12)

A copy of an opinion of title from a title insurance company or an attorney which sets forth the names of all owners of the property, and a list of all mortgages, judgments, liens, easements, contracts and agreements of record as filed in the Lehigh County Recorder of Deeds Office which affect the property being acted upon.

(13)

When an agency, authority or utility providing sewer or water service to the subdivision or land development has approval authority under its own jurisdiction, a letter which indicates that the plans meet the relevant agency, authority or utility specifications shall be submitted.

In the case of a subdivision or land development proposed to be developed in stages or sections over a period of years, final plan requirements as listed in § 195-14A through D shall apply only to the stage or section for which final approval is being sought. However, the final plan presented for the stage or section must be considered as it relates to information presented for the entire subdivision or land development in the application for preliminary approval.