[Ord. 1975-8, 6/11/1975, § 401]
The sketch plan shall consist of the following:
[Ord. 1975-8, 6/11/1975, § 402; as amended by Ord.
1978-7, -/-/1978; by Ord. 1995-2, 3/14/1995; and by Ord. 1995-4, 12/12/1995,
§ 7]
1.
The preliminary plan of a proposed subdivision shall be drawn to
a scale of one inch equals no more than 50 feet, except that for tracts
of 20 acres or more, the scale may be one inch equals no more than
100 feet.
2.
All original drawings and prints shall be prepared on sheets no smaller
than 24 inches by 24 inches and no larger than 48 inches by 48 inches.
3.
The preliminary plan shall show:
A.
Proposed subdivision name and municipality or municipalities in which
located.
B.
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, if any.
C.
Name of record owner (and subdivider).
D.
Name and address of registered engineer, surveyor or land planner
responsible for preparation of the plan.
E.
Names of all abutting property owners, if any, with the book and
page numbers where recorded.
F.
A key map, for the purpose of locating the property being subdivided,
showing the relationship of adjoining property and to all streets,
roads, municipal boundaries, and recorded subdivision plans existing
within 1,000 feet of any part of the property.
G.
Boundaries of the property being subdivided showing bearings and
distances, and a statement of total acreage of the property.
H.
Zoning data, including any changes in the existing zoning to be requested
by the subdivider (if a zoning district change is being considered
or is pending which might affect the proposed subdivision, the Borough
shall so notify the subdivider).
I.
Contours at vertical intervals of two feet for land with average
natural slope of 4% or less, and at intervals of five feet for land
with average natural slopes exceeding 4%. Contours for subdivisions
with no new proposed streets or rights-of-way may be waived by the
Planning Commission.
J.
Location and elevation of the datum to which contour elevations refer;
where reasonably practicable, datum used shall be a known, established
bench mark.
K.
Locations of existing sewer lines, waterlines, fire hydrants, utility
transmission lines, culverts, bridges, railroads, watercourses, marshes,
rock outcrops, and other significant man-made or natural features
within the 50 feet from the boundaries of the proposed subdivision.
If the owner's tract is located where flood hazard exists, the
following regulations shall apply:
(1)
Prospective developers shall consult the County Conservation
District representative concerning erosion and sediment control and
the effect of geologic conditions on the proposed development. At
the same time a determination should be made as to whether flood hazards
will be worsened as the result of the subdivision or development.
(2)
A map showing the location of the proposed subdivision and/or
land development with respect to any designated floodplain district,
including information on, but not limited to, the one-hundred-year
flood elevation, boundaries of the designated floodplain districts,
proposed lots and sites, fills, flood or erosion protective facilities.
(3)
Submission of the preliminary plan shall also be accompanied
by all required permits and related documentation from the Department
of Environmental Protection, and any other Commonwealth agency, or
local municipality where any alteration or relocation of a stream
or watercourse is proposed. In addition, documentation shall be submitted
indicating that all affected adjacent municipalities have been notified
of the proposed alteration or relocation. The Department of Community
Affairs, or its successor agency, as applicable, and the Federal Insurance
Administrator shall also be notified whenever any such activity is
proposed.
L.
Existing buildings or other structures, and the approximate location
of all existing tree masses, within the proposed subdivision.
M.
All existing streets, including streets of record (recorded but not
constructed), on or abutting the tract, including names, right-of-way
widths, cartway (pavement) widths and approximate grades.
N.
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 and utility easement locations.
(3)
Proposed building setback lines along each street.
(4)
Lot lines with approximate dimensions.
(5)
A statement of the intended use of all nonresidential lots and
parcels.
(6)
Lot numbers and a statement of the total number of lots and
parcels, and proposed house numbers, if feasible.
(7)
Tentative sanitary and/or storm sewers and other drainage facilities,
with the size and material of each indicated, and any proposed connections
with existing facilities.
(8)
Parks, playgrounds, and other areas dedicated or reserved for
public use, with any conditions governing such use, as required in
§ 304.
O.
The preliminary plan shall be accompanied by the following supplementary
data as applicable:
(1)
Typical street cross-sections drawing(s) for all proposed streets.
Cross-section drawings may be shown on either the preliminary plan
or on the profile sheets.
(2)
Tentative profiles along top of cartway (pavement) edges or
along the top of curb for both sides of each proposed street shown
on the preliminary plan. Such profiles shall show natural and finished
grades at the following scale, or a ratio thereof.
(3)
Preliminary designs of any bridges or culverts which may be
required. Such designs shall meet all applicable requirements of the
Water and Power Resources Board and/or the Pennsylvania Department
of Transportation.
(4)
Three completed copies of the subdivision sewage disposal report,
whenever soil percolation tests are required by § 404.
(5)
Show locations and types of erosions and sediment control measures
(vegetation, mulching, structural control, etc.)
P.
Water Supply. If water is to be provided by means other than private
wells owned and maintained by the individual owners of lots within
the subdivision or development, applicants shall present evidence
to the Borough Council that the subdivision is to be supplied by a
certified public utility, a bona fide cooperative association of lot
owners, or by a municipal corporation, authority or utility. A copy
of a Certificate of Public Convenience from the Pennsylvania Public
Utility Commission or an application for such certificate, a cooperative
agreement or a commitment or agreement to serve the area in question,
whichever is appropriate, shall be acceptable.
[Ord. 1975-8, 6/11/1975, § 403; as amended by Ord.
1995-2, 3/14/1995; and by Ord. 1995-4, 12/12/1995, § 8]
All final plans shall be prepared using the requirements of
§ 402 in addition to the requirements listed below:
1.
The final plan shall show:
A.
The total tract boundary lines of the area being subdivided with
accurate distances to hundredths of a foot and bearings to one 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 5,000 feet; provided, however, that the boundary(ies)
adjoining additional unplotted land of the subdivider (for example,
between separately submitted final plan sections) are not required
to be based upon field surveys and may be calculated. The location
and elevation 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.
B.
All final dimensions and bearings of street and lot lines including
radii of curves and arcs, and delta angles of all curves.
C.
All final lot numbers and house numbers as reviewed by the local
Post Office.
D.
All final easements and rights-of-way.
E.
Location, size and invert elevation of all sanitary, and/or storm
sewers and location of all manholes, inlets, and culverts (this data
may be submitted as a separate plan), where required.
F.
If the subdivision proposes a new street intersection with a State
legislative route, the intersection permit number(s) shall have been
requested of the Pennsylvania Department of Transportation.
G.
A certification of ownership, acknowledgement of plan and offer of
dedication shall be lettered on the plan, and shall be duly acknowledged
and signed by the owner(s) of the property before an officer authorized
to take acknowledgement of deeds.
H.
A blank space measuring 3 1/2 inches square shall be left, preferably
adjacent to the municipal certification, in which the endorsement
stamp of the County Planning Commission may be applied (to the original
only).
I.
A blank space measuring at least five inches by 2 1/2 inches
shall be left along the lower edge of the sheet, in order that the
Recorder of Deeds may acknowledge receipt and recording of the plan
when it is presented.
J.
Water Supply. If water is to be provided by means other than private
wells owned and maintained by the individual owners of lots within
the subdivision or development, applicants shall present evidence
to the Borough Council that the subdivision is to be supplied by a
certified public utility, a bona fide cooperative association of lot
owners, or by a municipal corporation, authority or utility. A copy
of a Certificate of Public Convenience from the Pennsylvania Public
Utility Commission or an application for such certificate, a cooperative
agreement or a commitment or agreement to serve the area in question,
whichever is appropriate, shall be acceptable.
2.
The final plan shall be accompanied by the following supplementary
data, in addition to that required in § 402.3:
A.
All offers of dedication and covenants governing the reservation
and maintenance of undedicated open space, which shall bear the certificate
of approval of the Borough Solicitor as to their legal sufficiency.
B.
Such private deed restrictions, including anti-lot-reduction clauses
and building setback agreements, 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.
C.
Whenever a subdivider proposes to establish a street which is not
offered for dedication to public use, the Borough Planning Commission
may require the subdivider to submit, and also to record with the
plan, a copy of an agreement made with the Borough Council on behalf
of his heirs and assigns, and signed by the Borough Solicitor and
which shall establish the conditions under which the street may later
be offered for dedication, and shall stipulate, among other things:
(1)
That the street shall conform to the Borough specifications
or that the owners of the abutting lots shall include with the offer
of dedication sufficient money, as estimated by a competent engineer,
to restore the street to conformance with the municipal specifications,
in effect on the date of dedication.
(2)
That any offer to dedicate the street shall be made only for
the street as a whole.
(3)
That the method of assessing repair costs be stipulated.
(4)
That agreement by the owners of 70% of the front footage thereon
shall be binding on the owners of the remaining lots.
[Ord. 1975-8, 6/11/1975, § 404; as amended by Ord.
1995-2, 3/14/1995; and by Ord. 1995-4, 12/12/1995, § 9]
1.
Soil percolation tests shall be performed for all subdivisions where
buildings at the time of construction will not be connected to any
active public sewage disposal system, and where the net density of
proposed dwelling units will exceed two dwelling units per acre.
2.
Soil percolation tests shall be made in accordance with the procedure
required by the Pennsylvania Department of Environmental Protection,
at the rate of one test site for each acre of the property being subdivided.
3.
The results of the tests, and all other information shall be entered
on three copies of the subdivision sewage disposal report and shall
be submitted with the preliminary plan; provided, however, that, where
the approval of the proposed sanitary sewage disposal facilities by
the Pennsylvania Department of Environmental Protection is otherwise
required, two copies of its report of investigation and approval may
be submitted in lieu of the subdivision sewage disposal report.
4.
Where possible, soil percolation tests shall be performed at or near
site of the proposed on-site sanitary sewage disposal facilities,
and spaced evenly throughout the property.
5.
The results of the soil percolation tests shall be analyzed by the
Borough Planning Commission and the County Planning Commission in
conjunction with the Pennsylvania Department of Health in relation
to the physical characteristics of the tract being subdivided and
of the general area surrounding the tract being subdivided, and the
final plan lot layout shall be based on this analysis.
6.
If the analysis of the soil percolation test results reveal that
the soil is suitable for the intended use at the lots size proposed,
the Borough Planning Commission may require that the lot size(s) be
increased in accordance with the test results or that additional tests
be made on each proposed lot at the location of the contemplated disposal
facilities, and the data submitted for review.
[Ord. 1975-8, 6/11/1975, § 405; as amended by Ord.
1995-2, 3/14/1995; and by Ord. 1995-4, 12/12/1995, § 10]
2.
In the event that any developer shall intend to make changes in the
contour of any land proposed to be subdivided, developed, or changed
in use by grading, excavating or the removal or destruction of the
natural topsoil, trees, or other vegetative covering thereof under
a site plan or subdivision plat submitted to this Borough, the same
shall only be accomplished after the owner of said land or his agent
has submitted to the Planning Commission a plan for erosion and sedimentation
control, or there has been a determination that such a plan is necessary.
This determination shall be made at the time the sketch plan is reviewed.
3.
The designer preparing the drawings shall include in the plans adequate
measures for control of erosion and siltation where he deems necessary,
using the guideline and policies contained herein.
4.
Plans for the control of erosion and sedimentation shall be submitted
by the Borough to the County Soil and Water Conservation District
for approval by the Soil Conservation Service at the time the preliminary
plan is submitted. The approved plan for erosion and sedimentation
control and the control practices will be incorporated into an agreement
and bond requirements. The agreement for bonding shall include a modest
cash escrow guarantee which will assure the Borough that emergency
measures could be taken by the Borough at the developer's expense
if said developer does not initiate such action within a specified
time. The final plans shall be recorded only after the agreement has
been signed. At the final plan approval stage, a review will be conducted
to insure conformance with the plan as approved.
5.
The following control measures will be the type of required measures
for an effective plan for erosion and sediment control:
A.
The smallest practical area of land should be exposed at any one
time during development.
B.
When land is exposed during development, the exposure should be kept
to the shortest practical period of time.
C.
Where necessary, temporary vegetation and/or mulching should be used
to protect areas exposed during development.
D.
Sediment basins (debris basins, desilting basins, or silt traps)
should be installed and maintained to remove sediment from runoff
waters from land undergoing development.
E.
Provisions should be made to effectively accommodate the increased
runoff caused by changed soil and surface conditions during and after
development.
F.
The permanent final vegetation and structures should be installed
as soon as practical in the development.
G.
The development plan should be fitted to the topography and soils
so as to create the least erosion potential.
H.
Wherever feasible, natural vegetation should be retained and protected.
I.
Data and various practices and methods of controlling erosion and
sedimentation are available at the offices of the Mifflin County Soil
and Water Conservation District. Other agencies available for consultation
are: Department of Environmental Resources, and Soil Conservation
Service.
6.
Erosion and sediment control and any plans in relation thereto shall be in accordance with Chapter 22, Part 9, Stormwater Management, if applicable. To the extent that this Section is inconsistent with Chapter 22, Part 9, Stormwater Management, the provisions of Part 9, Stormwater Management, shall control.
