Borough of Forty Fort, PA
Luzerne County
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Table of Contents
Table of Contents
[Ord. 1994-4, 4/4/1994, § 401]
1. 
A sketch plan may be submitted by the subdivider or developer as a basis for informal discussion with the Planning Commission, which may comment upon such sketch plan, but no approval or disapproval shall be given.
2. 
Data furnished in a sketch plan shall be at the discretion of the subdivider. For fullest usefulness, it is suggested that a sketch should include the following information:
A. 
Tract boundaries.
B. 
Location within the Borough of Forty Fort.
C. 
North point.
D. 
Streets on and adjacent to the tract.
E. 
Significant topographical physical features including flood plains if any.
F. 
Proposed general street layout.
G. 
Proposed general lot layout, including location of proposed open space and other preservation areas.
3. 
A subdivision sketch plan need not be to scale nor are precise dimensions required.
[Ord. 1994-4, 4/4/1994, § 402; as amended by Ord. 2009-8, 12/7/2009]
1. 
The preliminary plan shall be at a scale of not more than 100 feet to the inch.
2. 
The preliminary plan shall show or be accompanied by the following information:
A. 
Proposed subdivision or land development name or identifying title.
B. 
Borough name.
C. 
North point, scale and date of preparation.
D. 
Name(s) and addresses of the owner(s) of the property, including reference to deed book, volume and page of current legal owner.
E. 
Name of the registered engineer or surveyor or other person responsible for plan.
F. 
Tract boundaries, with bearings and distances.
G. 
Existing contours at vertical interval of one foot, if the general slope of the site is less than 10% and vertical intervals of two feet, if the general slope of the site is greater than 10%.
H. 
Datum to which contour elevations refer shall be U.S. Coast and Deodetic Survey datum. (Borough of Forty Fort will furnish elevations of nearest known bench marks.)
I. 
All existing water courses, floodplains or tree masses and other significant natural features.
J. 
All existing buildings, sewers, water mains, culverts, petroleum or petroleum products lines, fire hydrants and other significant man-made features.
K. 
All existing streets on or adjacent to the tract, including name, right-of-way width and cartway width.
L. 
All existing property lines, easements and rights-of-way, and the purpose for which the easements or rights-of-way have been established.
M. 
Location and width of all proposed streets, alleys, rights-of-way and easements; proposed lot lines with approximate dimensions and areas of all lots; proposed minimum setback line for each street; playgrounds, parking, public buildings, public areas and parcels of land proposed to be dedicated or reserved for public use; proposed street names; proposed water courses and detention ponds; proposed phasing of land development; typical section of all streets; preliminary profiles and specifications for street improvements.
N. 
Total acreage, number of lots, average lot size, density, open space and existing zoning classification.
O. 
Names of owners of all adjoining properties and the names of all abutting subdivisions.
P. 
A location map, at a scale of 400 feet to the inch, showing the proposed development and adjoining areas, will be required.
Q. 
Where the preliminary plan covers only a part of the subdivider's entire holding, a sketch shall be submitted of the prospective street layout for the remainder.
R. 
Where applicable, a plan revision module for land development shall be the responsibility of the applicant and shall be prepared in accordance with the rules and regulations of the Pennsylvania Department of Environmental Protection. The completed module shall accompany the preliminary plan submission.
S. 
When on-lot water supply is proposed, the location of all well sites shall be shown.
T. 
When required by § 22-512 of this chapter, a proposed soil erosion and sedimentation control plan shall be submitted.
U. 
When required, the information required by § 22-513 of this chapter, which may be a separate plan, shall be submitted.
V. 
Block for signatures of the reviewing agency membership and date of recommendation, as per example in Appendix 22-A.
W. 
Block for signatures of Council and date of approval, as per example in Appendix 22-A.
X. 
Land development plans shall show building locations and parking areas in addition to the above information.
Y. 
A letter from the subdivider specifically requesting any waiver from the regulations herein established and citing the reasons for same.
Z. 
Preliminary profiles and other data concerning the installation of sanitary and storm sewage systems and water distribution systems.
AA. 
Proposed utilities, including sanitary and storm sewers, drainage facilities, water lines, gas mains, electric utilities and other facilities. Size or capacity of each should be shown and the location of or distance to each existing utility indicated.
BB. 
Existing plotting of adjacent land including all existing buildings, sewers, water mains, culverts, gas lines and fire hydrants on the adjoining site.
CC. 
Areas subject to periodic flooding including the one-hundred-year floodplain.
DD. 
Other features or conditions which would affect the subdivision favorable or adversely.
EE. 
A copy of the protective covenants or private reconstruction to be incorporated in the deeds.
FF. 
One copy of the results and locations of percolation tests as performed by the local sewage enforcement officer.
GG. 
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 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.
HH. 
One copy each of the approved Pennsylvania Department of Transportation highway occupancy permit, Department of Environmental Protection water encroachment/obstruction permit and Army Corps of Engineers wetland permits.
II. 
Two copies of a wetlands delineation report prepared by an approved wetlands consultant prepared in accordance with the Federal Manual for Identifying and Delineating Jurisdiction Wetlands. The report must include a field survey prepared by a registered surveyor and a statement by the wetlands consultant that the surveyor's map has been reviewed by the consultant and is in general conformity with the wetlands delineation.
[Ord. 1994-4, 4/4/1994, § 403; as amended by Ord. 2009-8, 12/7/2009]
1. 
Final plans shall be on sheets 24 inches by 36 inches. Where necessary to avoid sheets larger than the size prescribed, final plans shall be drawn in two or more sections. The plan shall be drawn and annotated in accordance with the subdivision plan form shown as Appendix 22-A hereto. The final plan shall be at a scale of not more than 100 feet to the inch.
2. 
The final plan shall include or be accompanied by the following:
A. 
Subdivision name or identifying title.
B. 
Borough of Forty Fort name.
C. 
North point, scale, date of preparation and date of preliminary plan approval.
D. 
Name and address of the record owner and subdivider or land developer, including reference to deed book, volume and page of current legal owner.
E. 
Name and seal of the registered professional engineer or surveyor responsible for the plan.
F. 
Tract boundaries with bearings and distances, closing with an error of not more than one foot per 5,000 feet.
G. 
All existing streets and driveways on or adjacent to the tract, including name, right-of-way width, cartway, parking width, street lines, lot lines, rights-of-way, easements, buffers and areas dedicated or proposed to be dedicated to public use.
H. 
Sufficient data, including bearing and length, to locate every street, lot, easement, right-of-way and boundary line upon the ground.
I. 
The length of all straight lines, radii, lengths of curves and tangent bearings for each street.
J. 
All dimensions and angles or bearings of the lines of each lot and of each lot proposed to be dedicated to public use.
K. 
The proposed building setback line for each street and the proposed placement of each building, except placement for single-family dwellings.
L. 
Location and width of all rights-of-way, easements, and the purpose for which the rights-of-way and easements were established.
M. 
Location of all sanitary and storm sewer easements, and location of all watercourses and detention ponds, whether public or private.
N. 
All dimensions shall be shown in feet and hundredths of a foot.
O. 
Lots within a subdivision shall be numbered and their area shown within the lot boundaries; house numbers, as assigned by the Borough of Forty Fort, shall also be shown therein.
P. 
Typical section for all proposed streets.
Q. 
Permanent reference documents shall be shown on the plan thus " ", and designated existing or proposed.
R. 
Names of the adjoining subdivisions shall be shown.
S. 
Names of the owners of any adjoining unplotted land shall be shown.
T. 
An approval block providing for the signatures of the reviewing agency and the Council and the date of approval, as per example in Appendix 22-A.
U. 
An appropriate statement signed by owner unequivocally indicating his intention either: (1) to dedicate for public use all streets, roads, easements and rights-of-way so intended and designated; or, (2) to reserve as private any streets, roads, easements or rights-of-way intended not to be dedicated for public use.
V. 
A statement of acknowledgment in legal form, executed by a notary, stating that the subdivider is the owner or equitable owner of the land proposed for subdivision, and that the subdivision as shown on the final plan is the act and deed of the subdivider and this it is desired to record the same.
W. 
A copy of the sewage plan revision module for land development or other equivalent documentation approved by the Department of Environmental Protection in compliance with the requirements of the Pennsylvania Sewage Facilities Act.
X. 
The drainage plans shall include existing and proposed two-foot interval contours in accordance with the final roadway profiles.
3. 
Improvement and Construction Plan.
A. 
The improvement construction plan(s) shall be at any of the following scales:
Horizontal
Vertical
50'/inch
5'/inch or 10'/inch
40'/inch
4'/inch
100'/inch
10'/inch
B. 
It shall show the following:
(1) 
Subdivision name of identifying title.
(2) 
North point, scale and date.
(3) 
Name of the owner of record, the subdivider, and telephone numbers.
(4) 
Name and seal of the registered professional engineer of surveyor responsible for the plan.
(5) 
Center line of streets with bearings, distances, curve data, sight distances and stations corresponding to the profile.
(6) 
Right-of-way and curb lines of streets with radii at intersections.
(7) 
Beginning and end of proposed construction of streets.
(8) 
Tie-ins by courses and distances to intersection of all public roads with their names and widths.
(9) 
Location of all monuments with reference to them.
(10) 
Property lines and ownership of abutting properties.
(11) 
Location and size of all drainage structures, public utilities, street name signs and shade trees.
(12) 
Location and size of storm and/or sanitary sewer lines with stations corresponding to the profile.
(13) 
Location of storm and/or sanitary sewer manholes or inlets with grade between and elevation of flow line and top of each manhole or inlet.
(14) 
Property lines and ownership, with details of easements where required.
(15) 
Beginning and end of proposed construction of storm and/or sanitary sewer.
(16) 
Location of storm and/or sanitary sewer laterals, Y's, etc.
(17) 
Location of all other drainage facilities and public utilities.
(18) 
Profile of existing ground surface along center line of street.
(19) 
Proposed center line grade of streets with percent of grade on tangents and elevations at fifty-foot intervals, including grades at intersections, control points, etc.
(20) 
Vertical curve data of streets, including length and elevations and sight distance as required by engineer.
(21) 
Profile of existing ground surface with elevations at top of manholes or inlets.
(22) 
Profile of storm drain or sewer, showing size of pipe, grade, cradle (if any), manhole or inlet locations, elevations at flow line.
4. 
Grading and drainage plan, prepared in accordance with §§ 22-506 and 22-507 of this chapter.
5. 
Soil erosion and sedimentation control plan when required by § 22-512 of this chapter.
6. 
When required, the information required by § 22-513 of this chapter, which may be a separate plan, shall be submitted.
7. 
A copy of final deed restrictions or protective covenants.
8. 
A copy of any and all proposed written easements or deeds to be granted, including but not limited to, storm drainage easements, recreation easements of dedication, or agreements to pay a fee in lieu thereof, and sanitary sewer easement.
9. 
Written agreement of land developer or subdivider in a form approved by Council including an agreement to construct in form and substance agreeable to the Borough of Forty Fort required improvements including, but not limited to, streets, curbs, sidewalks and storm drainage facilities.
10. 
An approved Department of Environmental Protection planning module where on-lot sewage disposal systems or community treatment systems are proposed, or written proof of the Department of Environmental Protection's approval for the extension of existing sanitary sewer service.
11. 
If required, a highway occupancy permit or review and written approval by the Pennsylvania Department of Transportation.
12. 
Approval by the U.S. Postal Service of street names.
13. 
Plans of bridges and other improvements shall contain sufficient information to provide complete working plans for the proposed construction.
14. 
Typical cross-section of streets showing:
A. 
Right-of-way width and location and width of paving.
B. 
Type, thickness and crown of paving.
C. 
Type and size of curb.
D. 
Grading and sidewalk area.
E. 
Location, width, type and thickness of sidewalks.
F. 
Typical location of sewers and utilities with sizes.
15. 
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 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. 1994-4, 4/4/1994, § 404]
The subdivider or developer will furnish the Borough of Forty Fort with as-built plans for sanitary sewer systems and storm sewer systems within the subdivision or land development.