Township of Polk, PA Plan Requirements

Site context map.

Existing resources and site analysis.

Preliminary resource impact and conservation analysis.

Preliminary improvements plan.

Preliminary studies and reports as set forth in other parts of this chapter.

Drafting standards.

The plan shall be clearly and legibly drawn at a scale of 10 feet, 20 feet, 30 feet, 40 feet, 50 feet, 60 feet, 80 feet, 100 feet or 200 feet to the inch.

Dimensions shall be in feet and hundredths of feet; bearings shall be in degrees, minutes and seconds for the boundary of the entire tract; and dimensions in feet for lot lines.

The surveyor shall provide an acceptable certification on the plan that the map or plat, and the survey upon which it is based, were made in accordance with minimum acceptable standards of reasonable skill and care, and is true and correct in all its details. A sample of an acceptable surveyor's certification is as follows:

[Amended 5-20-2019 by Ord. No. 2019-03]

I, __________, (name), a registered surveyor of the Commonwealth of Pennsylvania, do hereby certify that this plan, prepared from field surveys of _____ (date), has been made in accordance with minimum acceptable standards of reasonable skill and care, and is true and correct in all its details to the best of my knowledge and belief.

The sheet size shall be no smaller than 12 inches by 18 inches and no larger than 24 inches by 36 inches. If the plan is prepared in two or more sections, a key map showing the location of the sections shall be placed on each sheet. If more than one sheet is necessary, each sheet shall be the same size and numbered to show the relationship to the total number of sheets in the plan (e.g., Sheet 1 of 5), and a key diagram showing the relative location of the several sections shall be drawn on each sheet.

Plans shall be legible in every detail.

Site context map. A map showing the location of the proposed subdivision within its neighborhood context shall be submitted. For sites under 100 acres in area, such maps shall be at a scale not less than one inch equals 200 feet, and shall show the relationship of the subject property to natural and man-made features existing within 1,000 feet of the site. For sites of 100 acres or more, the scale shall be one inch equals 400 feet and shall show the above relationships within 2,000 feet of the site. The features that shall be shown on site context maps include topography (from USGS maps), stream valleys, wetland complexes (from maps published by the United States Fish & Wildlife Service or the USDA Natural Resources Conservation Service), woodlands over 0.5 acre in area (from aerial photographs), ridge lines, public roads and trails, utility easements and rights-of-way, public land, and land protected under conservation easements.

Existing resources and site analysis. For all subdivisions and land developments, an existing resources and site analysis plan shall be prepared to provide the developer and the Township with a comprehensive analysis of existing conditions, both on the proposed development site and within 200 feet of the site. Conditions beyond the parcel boundaries may be described on the basis of existing published data available from governmental agencies and from aerial photographs. The Township shall review the plan to assess its accuracy, conformance with Township ordinances, and likely impact upon the natural and cultural resources on the property. The following information shall be required:

Complete current perimeter boundary survey of the property to be subdivided or developed, prepared by a registered surveyor, showing all courses, distances, and area and tie-ins to all adjacent intersections.

Natural features, including:

Contour lines at intervals of not more than two feet. (Ten-foot intervals are permissible beyond the parcel boundaries, interpolated from USGS published maps.) Contour lines shall be based on information derived from a topographic survey for the property, evidence of which shall be submitted, including the date and source of the contours. Datum to which contour elevations refer and references to known, established benchmarks and elevations shall be included on the plan.

Steep slopes in the following ranges: 15% to 25%, 25% and greater. The location of these slopes shall be graphically depicted by category on the plan. Slope shall be measured over three or more two-foot contour intervals.

Watercourses, either continuous or intermittent and named or unnamed, and lakes, ponds or other water features as depicted on the Pohopoco Mountain and Brodheadsville, Pa., USGS Quadrangle Maps, most current edition.

Wetlands as defined by Article II.

One-hundred-year floodplains, including delineation of floodway and flood fringe, established by study of FEMA, with base flood elevations for the one-hundred-year storm. For those watercourses for which studies have not been performed by FEMA, calculated one-hundred-year floodplains shall be established by the developer in accord with § 400-706. When a subdivision or land development contains a floodplain, the elevation of roads, building sites and public utilities in the vicinity of the floodplain shall be given. In the case of a proposed revision of a FEMA-mapped floodplain, a letter of approval of such revision from FEMA shall be submitted.

Soil types and their boundaries, as mapped by the USDA Natural Resource Conservation Service, including a table listing the soil characteristics pertaining to suitability for construction and, in unsewered areas, for septic suitability. Alluvial and hydric soils shall specifically be depicted on the plan.

Existing vegetation, denoted by type, including woodlands, hedgerows, and specimen vegetation, as defined in this chapter, tree masses, tree lines, individual freestanding trees over six-inch DBH, wetland vegetation, pasture or crop lands, orchards, permanent grass land, old fields, and any other notable vegetative features on the site.

Any portion of the tract identified as a Pennsylvania Natural Diversity Inventory (PNDI) site. If such habitats exist on the tract, the measures proposed to protect the habitats shall be indicated.

Ridgelines and watershed boundaries.

Geologic formations on the tract, including rock outcroppings, cliffs, sinkholes, and fault lines, based on available published information or more detailed data obtained by the applicant.

Existing man-made features, including:

Location, dimensions, and use of existing buildings, driveways, and bridges.

Location, names, widths, center-line courses, paving widths, identification numbers, and rights-of-way, of existing streets, alleys, and streets recorded but not constructed on or abutting the tract.

Location of trails that have been in public use (pedestrian, equestrian, bicycle, etc.).

Location and size of existing sanitary sewer, storm drainage, and water supply facilities.

Any easements, deed restrictions, rights-of-way, or any other encumbrances upon the land, including location, size, and ownership.

Where the subdivider proposes to locate a street, driveway, or other improvement within a portion of a utility right-of-way, or to relocate an existing utility line, a letter from the appropriate utility company giving permission to locate within the right-of-way or relocate the existing line shall be submitted.

Site features or conditions such as hazardous waste, dumps, underground tanks, active and abandoned wells, quarries, landfills, sand mounds, and artificial land conditions.

Locations of historic and archaeological resources which have been identified and/or inventoried by the Township, the county, the Monroe County Planning Commission, and/or the Pennsylvania Historical and Museum Commission and all significant sites or strictures on the tract, including, but not limited to foundations, cellar holes, stone walls, earthworks, and burial sites.

The gross tract area, total tract area, adjusted tract area, where applicable, and the constrained land area with detailed supporting calculations.

Preliminary resource impact and conservation analysis.

A preliminary resource impact and conservation analysis shall be prepared for all major subdivision and land development applications to categorize the impacts of the proposed activities and physical alterations on those resources shown on the existing resources and site analysis (as required under § 345-402D). All proposed improvements including, but not necessarily limited, to grading, fill, streets, buildings, utilities and stormwater detention facilities, as proposed in the other preliminary plan documents, shall be taken into account in preparing the preliminary resource impact and conservation analysis, which shall clearly demonstrate that the applicant has minimized site disturbance to the greatest extent practicable.

Using the existing resources and site analysis as a base map, impact areas shall be mapped according to the following categories:

Primary impact areas (i.e., areas directly impacted by the proposed subdivision);

Secondary impact areas (i.e., areas in proximity to primary areas which may be impacted); and

Designated protected areas, either to be included in a proposed conservation open space or an equivalent designation such as dedication of a neighborhood park site.

This requirement for a preliminary resource impact and conservation analysis may be waived by the Board of Supervisors if, in its judgment, the proposed development areas, as laid out in the sketch plan or in the preliminary plan, would be likely to cause no more than an insignificant impact upon the site's resources.

Preliminary improvements plan. This plan shall include the following items:

Historic resources, trails and significant natural features, including topography, areas of steep slope, wetlands, one-hundred-year floodplains, swales, rock outcroppings, vegetation, existing utilities, and other site features, as indicated on the existing resources and site analysis.

Existing and proposed lot lines, lot areas, any existing easements and rights-of-way.

Conservation open space.

Location, alignment, width, profile and tentative names of all proposed streets and street rights-of-way, including all street extensions or spurs that are reasonably necessary to provide adequate street connections and facilities to adjoining development or undeveloped areas; and preliminarily engineered profiles for proposed streets.

Location of proposed swales, drainage easements, stormwater and other management facilities.

Where community sewage service is proposed, the conceptual layout of proposed sewage systems, including, but not limited to, the tentative locations of sewer mains and sewage treatment plants, showing the type and degree of treatment intended and the size and capacity of treatment facilities.

Where central water service is proposed, the layout of proposed water distribution facilities, including water mains, fire hydrants, storage tanks and, where appropriate, wells or other water sources.

Location of all percolation tests as may be required under this chapter, including all failed test sites or pits, as well as those approved, and including an approved alternate site for each lot. All approved sites shall be clearly distinguished from unapproved sites.

Limit-of-disturbance line.

Location and dimensions of proposed playgrounds, public buildings, public areas and parcels of land proposed to be dedicated or reserved for public use.

If land to be subdivided lies partly in or abuts another municipality, the applicant shall submit information concerning the location and conceptual design of streets, layout and size of lots and provisions of public improvements on land subject to his control within the adjoining 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 appropriate officials of the adjoining municipality also shall be submitted.

Where the applicant proposes to install the improvements in phases, he shall submit with the preliminary plan a delineation of the proposed sections and a schedule of deadlines within which applications for final approval of each section are intended to be filed.

Utilities and easements.

Locations of existing and proposed utility easements.

Layout of all proposed sanitary and storm sewers and location of all inlets and culverts, and any proposed connections with existing facilities. (This data may be on a separate plan.)

The tentative location of proposed on-site sewage and water facilities.

Location of proposed shade trees, plus locations of existing vegetation to be retained.

Signature block for the Supervisors on the right-hand side.

(16)

Zoning data, including all of the following, when applicable:

Zoning district designations.

Zoning district boundary lines transversing the proposed subdivision and/or development.

Zoning district boundary lines within 1,000 feet of the proposed subdivision and/or development, shown on location map.

(17)

A title block in the lower-right corner.

(18)

Name of project.

(19)

Name and address of the owner of record (if a corporation, give name of each officer), and a notarized certificate of ownership and acknowledgment of the plan per § 345-408A.

(20)

Name and address of developer if different from landowner (if a corporation, give name of each officer).

(21)

Name, address, license number, seal and signature of the qualified professional (see definition in Article II) responsible for the preparation of the plan.

(22)

Date, including the month, day and year, that the preliminary plan was completed and the month, day and year for each plan revision, along with a description of the revision.

(23)

The deed reference, parcel identification number and tax assessment number for each involved parcel.

(24)

A key map for the purpose of locating the property being subdivided and showing the relation of the property, differentiated by tone or pattern, to adjoining property and to all streets, roads, municipal boundaries, zoning districts, watercourses and any area subject to flooding.

(25)

North arrow (true or magnetic).

(26)

Graphic scale and written scale.

(27)

Names of present adjoining property owners and the names of all adjoining subdivisions, if any, including property owners and/or subdivisions across adjacent roads, along with the current property identification number for each property shown.

(28)

Location of all areas or features of the project parcel which are subject to the Township Official Map and the type of reservations as specified on the Official Map.

Supporting documents and information. The following supporting documents, plans and information shall be submitted with preliminary plans for all major subdivisions:

Typical street cross-section drawings for all proposed streets showing the following:

Typical cut sections.

Typical fill sections.

Superelevated sections.

Typical parallel drainage.

Profiles along the top of the cartway center line, or as otherwise required by this chapter, showing existing and proposed grade lines and printed elevations of the proposed grade lines at fifty-foot intervals.

Any existing or proposed deed restrictions, and protective and restrictive covenants that apply to the subdivision and/or development plan.

All proposed offers of dedication and/or reservation of rights-of-way and land areas with conditions attached.

Existing documents of dedication and/or reservation of rights-of-way and land areas with conditions attached.

Proof of legal interest in the property and the latest deed of record.

Water supply information. In the case of individual on-lot wells, information documenting water table depth and potential for affecting the groundwater supply. In the case of community systems:

A statement from a professional engineer of the type and adequacy of any community water supply system proposed to serve the project.

Preliminary design of any central water supply system.

Connection to central system. A letter from the water company or authority stating that the said company or authority will supply the development, including a verification of the adequacy of service.

New central system. A statement setting forth the proposed ownership of the system and responsibility for operation and maintenance.

A copy of any application for any permit, license or certificate required by PA DEP or the PA Public Utility Commission for the construction and operation of any proposed central water supply system. Preliminary plan approval shall be conditioned on the issuance of said permits by PA DEP and/or PA PUC.

Sewage disposal information:

Completed sewage facilities planning module(s) for land development and other required sewage planning documents as required by the Pennsylvania Sewage Facilities Act[1] and PA DEP.

[1]

Editor's Note: See 35 P.S. § 750.1 et seq.

Connection to Township Sewer Authority system: documentation from the Authority that service will be provided and that the applicant has complied with all Authority requirements.

Private sewage treatment plants and community on-lot systems: A preliminary design of the system and a statement setting forth the proposed ownership of the system and responsibility for operation and maintenance.

A list of any public utility, environmental or other permits required, and if none are required, a statement to that effect. The Township may require a professional engineer's certification of such list.

Soil erosion and sedimentation control plan.

Drainage/stormwater management plan meeting the requirements of this chapter and any stormwater management ordinance adopted by the Township.

Preliminary bridge designs and a statement by the applicant's engineer regarding any approvals required by the state or federal government.

A statement indicating any existing or proposed zoning variances or subdivision waivers/modifications.

Where the land included in the subject application has an electric transmission line, a gas pipeline, or a petroleum or petroleum products transmission line located within the tract, the preliminary plan shall be accompanied by a letter from the owner or lessee of such right-of-way stating any conditions on the use of the land and the minimum building setback and/or right-of-way-lines. This requirement may also be satisfied by submitting a copy of the recorded agreement.

Highway occupancy permit.

(16)

A plan for the ownership and maintenance of all improvements and common areas as required by § 345-508.

(17)

A Traffic Impact Study if required by Chapter 400, Zoning.

(18)

An Environmental Impact Statement prepared in accord with Chapter 400, Zoning, may be required if the Planning Commission or Supervisors deem it necessary based on the size, site features, or other characteristics of the project.

(19)

Documentation of compliance with Pennsylvania Historical and Museum Commission requirements.

(20)

Documentation of submission to the Pennsylvania Natural Diversity Index and compliance with any findings.

Additional information. The Planning Commission or Supervisors may require any other necessary information based on the specific characteristics of the proposed project.

Application forms and certifications. The applicant shall complete and submit such application forms and certifications as prescribed by the Township for submission with the preliminary plan application.

Preliminary plan engineering certification. Prior to approval of the preliminary plan, the applicant shall submit to the Board of Supervisors a preliminary plan engineering certification stating that the layout of proposed streets, house lots, and conservation open space complies with Chapter 400, Zoning, and the Subdivision and Land Development Ordinance, particularly those sections governing the design of subdivision streets and stormwater management facilities, and that all improvements will be installed in accord with the specific requirements of this chapter or any waivers or modifications granted by the Supervisors. This certification requirement is meant to provide the Supervisors with assurance that the proposed plan is able to be accomplished within the Township's current regulations.

§ 345-403 Final plan requirements for major subdivisions.

[Amended 5-20-2019 by Ord. No. 2019-03]

(See § 345-406 and Article IX for land developments.)

Final plans shall be prepared in accordance with the following drafting standards and plan requirements, except where specific standards or requirements are deemed by the Township not to be necessary:

Existing resources and site analysis. A plan, as required by § 345-402D, consistent with the terms and requirements of the approved preliminary plan and modified, as necessary, to show the proposal for final approval.

Final resource impact and conservation analysis.

This plan shall comply with all of the requirements for the preliminary resource impact and conservation analysis, as set forth in § 345-402E, to show all proposed improvements described in the other detailed final plan documents as required by this § 345-403.

In addition to the requirements of § 345-402E, the applicant shall submit an accompanying resource assessment report divided into the following sections:

Description of existing resources (as documented in § 345-402D).

Impacts of the proposed development on existing resources, correlated to the areas depicted in the final resource impact and conservation analysis.

Measures taken to minimize and control such impacts both during and following the period of site disturbance and construction.

The qualifications and experience of the preparer of the report.

Final plan information. The final plan shall be drawn to the same drafting standards, contain all of the information required on the preliminary plan and the following additional information:

The full plan of the proposed development, including, but not limited to, the following information and data:

Sufficient bearings, lengths of lines, radii, arc lengths and chords of all lots, streets, rights-of-way, easements, community or public areas and areas to be dedicated to accurately and completely reproduce each and every course on the ground.

All dimensions in feet and hundredths of a foot.

All bearings to the nearest one second of the arc.

Street names.

Street widths and right-of-way and easement widths.

A clear sight triangle shall be shown for all street intersections.

Block and lot numbers.

Total tract area and area of each lot to the nearest 1/10,000th of an acre and/or the nearest square foot. A closure/area computation sheet shall be provided for the total tract and for each lot, street, community or public area, and area to be dedicated.

Location and type of permanent monuments and markers which have been found or set in place.

Building setback lines for each lot or the proposed placement of each building.

(k)

Excepted parcels or sections shall be marked "not included in this plat" and their boundary completely indicated by bearings and distances.

(l)

A statement of intended use of all lots, with reference to restrictions of any type which exist as covenants in the deed for the lots contained in the subdivision and, if the covenants are recorded, including the book and page.

(m)

The deed reference, parcel identification number and tax assessment number for each involved parcel.

(n)

The location, ownership and maintenance responsibility of common facilities and conservation open space.

(o)

Name, address, license number, seal and signature of the qualified professional (see definition in Article II) responsible for the preparation of the plan.

(p)

Final improvements plan meeting the requirements of § 345-402F with updated information.

The following items and notes shall be on all final plans, when applicable, in the form of protective and/or restrictive covenants:

Building setbacks.

Corner lot easements for clear sight triangles.

Corner lot driveway locations.

Utility and drainage easements, including ownership and maintenance responsibility.

Wells and sewage disposal systems shall be constructed in accord with the current standards of the Pennsylvania Department of Environmental Protection and Polk Township.

Individual owners of lots must apply to the Township for a sewage permit prior to the construction of any on-lot sewage disposal system.

In granting this approval, the Township has not certified or guaranteed the feasibility of the installation of any type of well or sewage disposal system on any individual lot shown on this plan.

All lots shown on this plan are subject to the rules and regulations contained in Chapter 400, Zoning.

The following general notes shall be included on all final plans, if applicable:

The subdivision incorporates a private access street as defined in this chapter: "The improvement and maintenance of any private access street shall be the sole responsibility of those persons benefitting from the use thereof."

A "lot improvement" proposal: "Lot/parcel ___ shall be joined to and become an inseparable part of lot/parcel___ as recorded in Deed Book Volume___, Page___ and cannot be subdivided, conveyed or sold separately or apart therefrom without prior Township approval."

All cases: "Highway occupancy permits are required for access to roads under the jurisdiction of the Pennsylvania Department of Transportation pursuant to the State Highway Law (P.L. 1242, No. 428, § 420)[1] and for access to roads under the jurisdiction of Polk Township pursuant to The Polk Township Road Encroachment Requirements."

[1]

Editor's Note: See 36 P.S. § 670-420.

All cases: "The Developer and/or the lot purchaser(s) assumes full responsibility for obtaining any local, state and federal permits and/or approvals relating to wetlands. Approval by the Board of Supervisors shall not in any manner be construed to be an approval of compliance with statutes or regulations relating to wetlands. Polk Township shall have no liability or responsibility for the same to the developer or purchaser(s)."

On-site subsurface sewage disposal is proposed: "This approval in no way certifies or guarantees the suitability of any lot for the installation of a subsurface sewage disposal system. The PA DEP planning conducted as part of the subdivision plan approval process is for general suitability only, and a sewage permit will be required prior to the issuance of any building permit."

The requirement for sewage planning is waived by the Township: "The lot(s) shown on this plan have not been approved for any type of sewage disposal based upon the representation by the developer that the lot(s) will be used for purposes other than a dwelling, commercial establishment, or any use which generates wastewater. The development of the lot(s) for any such purpose shall require a sewage permit, zoning and other applicable approvals by Polk Township."

Common land and/or facilities are involved: "Common open land, common recreation land, common facilities and development improvements shall not be sold separately or be further subdivided or developed, nor shall such land be used for density for any other development."

All cases: "The Board of Supervisors of Polk Township does not intend to accept the dedication any of the roads, streets or the like, other proposed public ways, spaces, or areas, or any other development improvements shown on this final plan. The landowner, developer or an association of lot owners shall be responsible for the maintenance of all development improvements them subsequent to the construction of the same."

I, __________, (name), a registered surveyor of the Commonwealth of Pennsylvania do hereby certify that this plan, prepared from field surveys of _____ (date), has been made in accordance with minimum acceptable standards of reasonable skill and care, and is true and correct in all its details to the best of my knowledge and belief.

All cases: "The property shown on this plan is under and subject to the Polk Township Zoning Ordinance, as amended."

(k)

Existing easements are not specifically delineated: "The approval of this plan by the Board of Supervisors of Polk Township does not have the effect of altering, redefining or extinguishing any easements of record existing on or over the property."

In the case of land developments, the location and configuration of project buildings, parking compounds, streets, access drives, driveways, and all other planned facilities.

Supporting documents and information. The following supporting documents and information shall be submitted with the final plan for major subdivisions:

Typical final street cross-section drawings for all proposed streets and/or roads showing the following:

Typical cut sections.

Typical fill sections.

Typical superelevated sections.

Typical parallel drainage.

Final profiles along the top of the cartway (pavement) center line showing existing and final grade lines and printed elevations of the final grade line at fifty-foot intervals, unless otherwise required by this chapter.

Any existing and finally proposed deed restrictions, and protective and restrictive covenants that apply to the subdivision and/or development plan.

Proof of legal interest in the property and the latest deed of record.

Water supply and sewage disposal information:

Final plan of any central water supply and/or sewage disposal system showing all pertinent details.

All other documentation required to demonstrate compliance with this chapter.

All required state or federal environmental permits.

Highway occupancy permits.

Soil erosion and sedimentation control plan approved by the Monroe County Conservation District.

Final drainage/stormwater management plan.

Final bridge designs and required state or federal approvals.

A statement setting forth any zoning variances or subdivision waivers/modification obtained.

Where the land included in the subject application has an electric transmission line, a gas pipeline, or a petroleum or petroleum products transmission line located within the tract, the final plan shall be accompanied by a letter from the owner or lessee of such right-of-way stating any conditions on the use of the land and the minimum building setback and/or right-of-way-lines. This requirement may also be satisfied by submitting a copy of the recorded agreement.

Additional information. The Planning Commission or Supervisors may require any other necessary information based on the specific characteristics of the proposed project.

Application forms and certifications. The applicant shall complete and submit such application forms and certifications as prescribed by the Township for submission with the final plan application.

Maintenance of development improvements. The developer shall provide a proposed plan for the succession of ownership and continued operation and maintenance of all development improvements, amenities, and common use or open space areas in accord with Article V. The Supervisors shall determine the adequacy of the plan and shall require any additional assurance to provide for proper operation and maintenance.

§ 345-404 Minor subdivisions; final plan requirements.

[Amended 1-25-2016 by Ord. No. 2016-03; 5-20-2019 by Ord. No. 2019-03]

Plans for minor subdivisions shall be prepared by a qualified professional (see definition in Article II), as applicable and required by state law, and shall be prepared in accordance with the following drafting standards and plan requirements, except where specific standards or requirements are deemed by the Township not to be necessary:

Drafting standards.

The plan shall be clearly and legibly drawn at a scale of 10 feet, 20 feet, 30 feet, 40 feet, 50 feet, 60 feet, 80 feet, 100 feet or 200 feet to the inch.

Dimensions shall be in feet and hundredths of feet; bearings shall be in degrees, minutes and seconds for the boundary of the entire tract; and dimensions in feet for lot lines.

"I, __________, (name), a registered surveyor of the Commonwealth of Pennsylvania do hereby certify that this plan, prepared from field surveys of _____ (date), has been made in accordance with minimum acceptable standards of reasonable skill and care, and is true and correct in all its details to the best of my knowledge and belief."

Plans shall be legible in every detail.

Minor subdivision plan information.

Name of subdivision.

Name and address of the owner of record (if a corporation, give name of each officer), and a notarized certificate of ownership and acknowledgment of the plan per § 345-408A.

Name and address of developer, if different from landowner (if a corporation, give name of each officer).

Name, address, license number, seal and signature of the qualified professional (see definition in Article II) responsible for the preparation of the subdivision plan.

Date, including the month, day and year that the final plan for the minor subdivision was completed, and the month, day and year of each plan revision, along with a description of the revision.

The deed reference, parcel identification number and tax assessment number for each involved parcel.

North arrow (true or magnetic).

Graphic scale and written scale.

Lots numbered in consecutive order, along with lots previously subdivided from the parcel.

A plat of the area proposed to be subdivided, including the tract boundaries, if appropriate, street lines and names, lot lines, rights-of-way or easements (existing and/or proposed, if any).

Sufficient data, acceptable to the Township, to determine readily the location, bearing and length of every boundary, street or lot line. All dimensions shall be shown in feet and hundredths of a foot. All bearings shall be shown to the nearest one second of the arc.

The area of each lot or parcel shall be shown within each lot or parcel, and the area of each shown in the nearest 1/10,000th of an acre or nearest square foot. A closure/area computation sheet shall be provided for the total tract and for each lot.

Reference monuments and/or lot markers shall be shown on the plan and shall be placed as required by § 345-608.

The locations of any existing buildings and significant improvements, including driveways, located on the tract being subdivided to demonstrate compliance with setback requirements.

The proposed building reserve (setback) lines for each lot, or the proposed placement of each building.

(16)

The name and/or number and pavement width and right-of-way lines of all existing public streets and the name, location and pavement width and right-of-way lines of all other roads within or abutting the property.

(17)

Names of adjoining property owners including those across adjacent road, and the names of all adjoining subdivisions including those across adjacent roads with the deed book volume and page number where each property and/or subdivision is recorded, along with the property identification number for each property shown.

(18)

Watercourses, lakes, streams, ponds with names, rock outcrops and stone fields, location of existing tree masses and other significant features, constructed or natural, including utilities, wells and sewage systems.

(19)

Wetlands.

(20)

A clear sight triangle shall be clearly shown for all street intersections.

(21)

Site data, including total acreage, number of lots, existing zoning district and property identification number.

(22)

Contour lines at an interval of not greater than 20 feet as superimposed from the latest USGS quadrangle or from a field survey. A minimum of two contour lines are required to show direction and amount of slope.

(23)

Location of all flood hazard areas as shown on the most recent FIA/FEMA mapping.

(24)

The location and extent of various soil types by SCS classification for each type.

(25)

The location of any soil test pits and/or percolation tests. The logs of the test pit evaluations and the results of the percolation tests shall accompany the plan.

(26)

Any existing or proposed areas of wells and subsurface sewage disposal fields when on-site disposal is proposed.

(27)

A key map for the purpose of locating the property being subdivided.

(28)

Signature block for the Supervisors on the right-hand side.

(29)

A title block on the lower-right corner.

(30)

The following items and notes shall be on all final plans, when applicable, in the form of protective and/or restrictive covenants:

Building setbacks.

Corner lot easements for clear sight triangles.

Corner lot driveway locations.

Utility and drainage easements, including ownership and maintenance responsibility.

Wells and sewage disposal systems shall be constructed in accord with the current standards of the Pennsylvania Department of Environmental Protection and Polk Township.

Individual owners of lots must apply to the Township for a sewage permit prior to the construction of any on-lot sewage disposal system.

In granting this approval, the Township has not certified or guaranteed the feasibility of the installation of any type of well or sewage disposal system on any individual lot shown on this plan.

General notes. The following general notes shall be included on all final plans, if applicable:

A lot improvement proposal: "Lot/parcel ___ shall be joined to and become an inseparable part of lot/parcel ___ as recorded in Deed Book Volume ___, Page ___ and cannot be subdivided, conveyed or sold separately or apart therefrom without prior Township approval."

[1]

Editor's Note: See 36 P.S. § 670-420.

All cases: "The developer and/or the lot purchaser(s) assumes full responsibility for obtaining any local, state, and federal permits and/or approvals relating to wetlands. Approval by the Board of Supervisors shall not in any manner be construed to be an approval of compliance with statutes or regulations relating to wetlands. Polk Township shall have no liability or responsibility for the same to the developer or purchaser(s)."

On-site subsurface sewage disposal is proposed: "This approval in no way certifies or guarantees the suitability of any lot for the installation of a subsurface sewage disposal system. The PA DEP planning conducted as part of the subdivision plan approval process is for general suitability only; and, a sewage permit will be required prior to the issuance of any building permit."

All cases: "The property shown on this plan is under and subject to the Polk Township Zoning Ordinance, as amended."

Supporting documents and information.

The required sewage facilities planning modules, along with the site investigation reports.

If connection to the Township Sewer Authority system is proposed, documentation from the Authority that service will be provided and that the applicant has complied with all Authority requirements.

If connection to a central system is proposed, a letter from the water company or authority stating that the said company or authority will supply the development, including a verification of the adequacy of service and documentation that the applicant has complied with all water company requirements.

Typical cross sections for any private access street of a design adequate for anticipated traffic, along with center-line profiles and vertical curve data.

The stormwater drainage and management plan required by § 345-609.

Additional information. The Planning Commission or Supervisors shall request any other necessary information based on the specific characteristics of the proposed project.

§ 345-405 Plan requirements for lot improvement subdivisions.

Combination of lots of record (lot joinder). This § 345-405A shall apply to lot improvement subdivisions which involve the combination of contiguous lots of record which are shown on a map on file at the office of the Monroe County Recorder of Deeds and which do not involve the creation of any new lot lines.

Plan information. The plan shall include the following information and shall otherwise comply with the requirements in § 345-404 for minor subdivisions:

The name and address of owners of record.

The name, address, seal and signature of the registered professional land surveyor responsible for the preparation of the plan.

The date of the plan and of each revision.

North arrow.

Graphic and written scale.

The deed reference, parcel identification number and tax assessment number for each parcel.

Original lot, tract or boundary information, from the recorded subdivision plan, acceptable to the Township, sufficient to establish the location, bearing and length of every boundary, street and lot line, with a note describing its source. As an alternative, current survey information must be used, with bearings indicated to the nearest second, and distance indicated to the nearest hundredth of a foot.

The original lot numbers as indicated on the recorded subdivision plan, as well as the proposed lot number.

Current zoning district and building setback lines, as well as setback lines as shown on the recorded plan.

The approximate locations of any existing buildings and significant improvements, including driveways, located on the tract being subdivided to demonstrate compliance with setback requirements.

(k)

Reference markers and/or lot markers, as appropriate.

(l)

Lot lines to be eliminated, drawn with a broken line, labeled "LOT LINE TO BE ELIMINATED" and shown with a "Z" symbol connecting the lots to be joined.

(m)

The name, number and right-of-way width of any street(s) or road(s) adjoining the lot(s).

(n)

The names of owners and lot numbers of adjacent properties.

(o)

Watercourses, lakes, streams, ponds, wetlands, etc.

(p)

Flood hazard areas superimposed from FEMA Flood Insurance Rate Maps.

(q)

The existing and combined lot areas.

(r)

A reference to the title and date of the recorded subdivision plan where the lots were originally shown, including the recording information.

(s)

The applicable notes in § 345-404C shall appear on the plan.

Supporting documents. The following information shall be provided:

A legible copy of the original subdivision plan with the subject lots highlighted.

A deed for lots joined by a lot consolidation (combination, joinder, etc.) plan shall be prepared and recorded in the Monroe County Recorder's Office, and a copy of the recorded deed shall be provided to the Township, within 90 days of approval of such lot consolidation plan.

[Amended 5-20-2019 by Ord. No. 2019-03]

Executed acknowledgment.

Creation of new lot lines. The plan requirements in § 345-404 for minor subdivisions shall also apply to lot improvement subdivisions which create new lot lines as governed by § 345-308B. In addition, copies of the deeds prepared for recording shall be provided, and said deeds shall effect the lot improvements on the approved plans and shall be recorded along with the approved plans.

§ 345-406 Plan requirements for land developments.

Land development plans and applications shall contain all information required by the Township to determine compliance with this chapter and any other applicable requirements.

Plan requirements. The plan requirements for preliminary plans and final plans for major subdivisions in § 345-403 shall serve as the guide for the types of information which may be required. In addition to the information required by § 345-403, the land development plan shall include all details of required improvements necessary to confirm compliance with this chapter and all other applicable Township ordinances. See also Article IX.

Survey. A survey of the parcel of property containing the proposed land development shall generally be required; however, the Supervisors shall have the right to waive the requirement for a survey in cases where circumstances do not dictate the need for a survey to assure compliance with applicable requirements.

Design standards and improvements. All design standards and required improvements specified by this chapter shall apply to land developments. The Supervisors shall also have the right to apply any reasonable additional standards and requirements necessary to effect the purposes of this chapter.

§ 345-407 Requirements for as-built plans.

If the Board of Supervisors, based on the recommendation of the Township Engineer, determines that the final plan does not accurately depict the location of the development improvements as installed, the applicant shall provide to the Township plans certified by the applicant's engineer showing all such improvements as installed. Failure of the applicant to provide the as-built plans shall constitute a violation of this chapter and shall be subject to all the enforcement proceedings contained in this chapter and may result in rescission of approval. The as-built plan shall accurately depict the final constructed development indicating which improvements have been installed in accord with the approved plans and detailing any changes as approved by the Township.

Submission. One legible paper print of the as-built plans and one compact disc with the plans in PDF format shall simultaneously be submitted to the Township and one of each to the Township Engineer.

Format.

The as-built plans shall be generated using the approved plans (as revised through construction) with the plan/design figures struck through with a single line and the as-constructed measurement annotated immediately adjacent.

All deviations from approved plan data shall be documented by field measurement by a registered land surveyor, licensed in good standing to practice surveying in the Commonwealth of Pennsylvania.

Water and sewer. Water and sewer as-built plans shall be coordinated with any governing authorities.

Plan information. The following information shall be shown on the as-built plans. Deviations from the approved plans shall be subject to a request from the Township Engineer for calculations sealed by the applicable qualified professional which document that the as-constructed condition does not violate the original intent by decreasing flow capacity or a safety standard below the criteria set by this chapter.

Storm sewer, including revised topography for basin/BMPs (if needed), basin/BMP berm height and width, outlet structure elevations, emergency spillway elevation and length, basin/BMP volume calculations, storm pipes and inlets (including pipe size, slope, inverts, grate elevations), and location of all BMPs including snouts, bottomless inlets, depressed landscape islands, infiltration trenches, porous pavement, etc.

Deviations in grade on gravity-dependent improvements (e.g., ditches and pipes) to verify that the installed flow capacity meets or exceeds the design capacity.

Light pole locations.

Sidewalk locations.

Road and traffic signs.

Road elevations, layout and striping; and if intersections have been revised significantly, sight distance. Finished roadway improvements shall be measured at cross-section intervals matching the design stations and shall include information across the entire improved section from tie slope to tie slope in order to document that the design ditch, shoulder and roadway sections have been met.

Parking spaces including handicapped spaces and access points.

Retaining wall locations and elevations.

Where permanent monuments have been set for right-of-way or tract boundary, the four-decimal state plane coordinates and two-decimal elevation of the center of the monument.

Building locations with tie distances to property lines.

Any improvement where setbacks from property lines to critical points (building corners, etc.) have been shown on the approved plans.

Utility location in association with easements (i.e., is the utility centered on the easement, etc.).

Field changes not otherwise required by this section.

Cross-section plots for any or all stations of the project may be required at the discretion of the Engineer.

Other information as deemed necessary by the Township Engineer depending on site conditions.

§ 345-408 Requirements for plans to be recorded.

In addition to all other requirements, each final plan approved for recording shall comply with this § 345-408.

Requirements. The following information shall appear on the record plan, in addition to the other information required by this chapter:

The seal of the licensed engineer or licensed surveyor who prepared the plan.

The impressed corporation seal, if the subdivider is a corporation.

The impressed seal of a notary public or other qualified officer acknowledging owner's statement of intent.

A statement to the effect that the applicant is the owner of the land proposed to be subdivided and that the subdivision or land development shown on the final plan is made with his or their free consent and that it is desired to record the same.

An acknowledgment of said statement before an officer authorized to take acknowledgments.

The following signatures shall be placed directly on the plan in black ink:

The signature of the owner or owners of the land. If the owner of the land is a corporation, the signatures of the president and secretary of the corporation shall appear.

The signature of the notary public or other qualified officer acknowledging the owner's statement of intent.

The signatures of the licensed engineer or licensed surveyor who prepared the plan.

The signatures of three members of the Planning Commission.

[Amended 5-20-2019 by Ord. No. 2019-03]

Proof of review by the Monroe County Planning Commission.

The signatures of at least two members of the Board of Supervisors, with the Township Seal.

[Amended 5-20-2019 by Ord. No. 2019-03]

Effect of recording.

Official Map. After a subdivision or land development has been duly recorded, the streets, parks and other public improvements shown thereon shall be considered to be a part of the Official Map of the Township.

Improvements, private. Every street, park, or other improvement shown on a subdivision or land development plan that is recorded in accord with this chapter shall be deemed to be a private street, park, or improvement until such time as the same has been offered for dedication to the Township and accepted, by resolution, and recorded in the Office of the Clerk of Common Pleas of Monroe County, or until it has been condemned for use as a public street, park, or improvement.