The sketch plat shall consist of the following:
The preliminary plat of proposed subdivision and/or land development
shall be clearly and legibly drawn to a scale of one inch equals 50
feet, except that larger scales may be used for tracts in excess of
20 acres. All original drawings and prints shall be prepared on sheets
24 inches by 36 inches.
A.
Minimum requirements. The preliminary plat shall show:
(1)
Name of the proposed subdivision or land development.
(2)
North point, graphic scale, written scale, 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.
(3)
The name of all municipalities in which the plat is located.
(4)
Name of record owner and developer, if applicable.
(5)
Name and address of registered surveyor and (where applicable) the
name and address of the registered engineer or land planner responsible
for the plat.
(6)
Names of all abutting property owners, if any, with the book and
page numbers where recorded.
(7)
A key map, for the purpose of locating the property being subdivided,
showing the relationship to adjoining property and to all streets,
roads and municipal boundaries.
(8)
Total tract boundaries of the property, showing bearings and distances,
and a statement of the total acreage of the property.
(9)
Zoning data, including any changes in the existing zoning to be requested
by the developer.
(10)
Contour lines 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%.
(11)
Location and elevation of the datum to which contour elevations
refer; where reasonably practicable, datum used shall be a known,
established bench mark.
(12)
All existing sewer lines, waterlines, fire hydrants, utility
transmission lines, culverts, bridges, railroads, watercourses, and
other significant man-made or natural features within the proposed
subdivision or land development and within 50 feet from the boundaries
of the proposed subdivision or land development, noting material types
and sizes (where applicable).
(13)
All existing buildings or other structures, natural features,
and the approximate location of all existing tree masses within the
proposed subdivision or land development.
(14)
All existing streets, including streets of record, on or abutting
the tract, including names, right-of-way widths, cartway widths, material
type, and approximate grades.
(15)
The full plat of proposed development, including:
(a)
Location and width of all streets and rights-of-way, with a
statement of any conditions governing their use.
(b)
Suggested street names and utility easement locations.
(c)
Proposed building setback lines along each street and side and
rear property lines.
(d)
Lot lines with approximate dimensions.
(e)
A statement of the intended use of all nonresidential lots and
parcels.
(f)
Lot and/or unit numbers and a statement of the total number
of lots, units and parcels, and proposed address numbers, if feasible.
(g)
Approximate location and labeling of all proposed sanitary and/or
storm sewers and other drainage facilities, with the size and material
of each indicated, and any proposed connections with existing facilities.
(h)
Approximate location of parks, playgrounds, and other areas
dedicated or reserved for public use, with any conditions governing
such use.
(16)
Location of soil log test pits, as may be required.
(17)
A map showing the location of the proposed development plan
with respect to any identified floodplain area or district, including
information on the one-hundred-year flood elevations, per FEMA mapping
or other recognized source.
(18)
A statement regarding the presence of wetlands. The statement
should note that no development is proposed within wetlands or that
the necessary approvals for the disturbance of wetlands have been
obtained from the appropriate federal or state regulation agencies.
Disturbance of wetlands shall include, but not be limited to filling,
draining or building structures. Also, delineate wetlands.
(19)
Certification of ownership and dedicatory statement (where applicable)
signed by owner.
(20)
Notary public and recording statement.
(21)
Approval blocks to be signed by the Planning Commission and
the Borough Council.
B.
Supplemental data. The preliminary plat shall be accompanied by the
following supplementary data, as applicable:
(1)
Typical street cross-section drawing(s) for all proposed streets.
Cross-section drawings may be shown on either the preliminary plat
or the profile sheets.
(2)
Tentative profiles along top of cartway edges or along the top of
curb for both sides of each proposed street shown on the preliminary
plat. Such profiles shall show natural and finished grades at a scale
of one inch equals 10 feet horizontal and one inch equals one foot
vertical, or a ratio thereof.
(3)
Preliminary designs of any bridges or culverts which may be required.
Such designs shall meet all applicable federal, state and local requirements.
(5)
A preliminary erosion and sedimentation control plan, together with
a report of the County Conservation District indicating whether a
permit for earthmoving activity is required from the Department of
Environmental Protection.
(6)
Where the proposed subdivision abuts a state highway, evidence in
writing from the Pennsylvania Department of Transportation indicating
the Department's concurrence with the proposed design for driveway
access and drainage required for issuance of the Department's
highway occupancy permits.
(7)
Evidence in writing, where 100 or more dwelling units are proposed
in a subdivision or land development, from the school district in
which the development is located, containing the review and comments
of the school district on the proposed development.
(8)
A copy of a report, where deemed necessary by the Borough Council
or Borough Engineer, indicating an estimated volume of vehicular traffic
movement and the adequacy of the proposed and existing streets and
highways to carry the traffic both within and beyond the proposed
development including possible solutions to such problems as may be
thereby identified.
(9)
A copy of a report, where deemed necessary by the Borough Council
or Borough Engineer, indicating the general arrangement for stormwater
drainage, the estimated volume of water to be generated, and the effect
of such volumes on the drainageways or streams within the development
and that projected volumes can be accommodated by the existing drainage
facilities or streams beyond the proposed development.
(10)
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 development 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 the 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.
In addition to the requirements listed in Subsections A and B below, all final plats shall exhibit final designs for all data required for preliminary plats, as established in § 500-11B above.
A.
Minimum requirements. The final plat shall show:
(1)
The total tract boundary lines of the area being developed with accurate
distances to 1/100 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 2,000 feet; provided, however, that the boundary(s) adjoining additional
unplatted land of the developer (for example, between separately submitted
final plat sections) are not required to be based upon field surveys
and may be calculated. The location and elevation of all boundary
line monuments shall be indicated, along with a statement of the total
area of the tract. In addition, the engineer or surveyor shall certify
to the accuracy of the survey, the drawn plat, and the placement of
monuments.
(2)
All final dimensions and bearings of street and lot lines and other
right-of-way and property lines, including radii of curves and arcs,
and delta angles of all curves.
(3)
All final lot numbers and house numbers as assigned by the Borough
and reviewed by the local post office.
(4)
All final easements and rights-of-way, with accurate bearings and
distances.
(5)
Location, size and invert elevation of all sanitary and/or storm
sewers and location of all manholes, inlets and culverts, where required.
Such information may be submitted as a separate plan.
(6)
A certification of ownership, acknowledgement of plat and offer of
dedication shall be lettered on the plat and shall be duly acknowledged
and signed by the owner(s) of the property before an officer authorized
to take acknowledgement of deeds.
(7)
A blank space measuring 3.5 inches square shall be left along the
lower edge of the sheet in order that the Recorder of Deeds may acknowledge
receipt and recording of the plat when it is presented.
B.
Supplemental data. The final plat shall be accompanied by the following
supplementary data, as applicable:
(1)
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.
(2)
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 developed.
(3)
Whenever a developer proposes to establish a street which is not
offered for dedication to public use, the Borough Planning Commission
may require the developer to submit and also to record with the plat
a copy of an agreement made with the Borough Council on behalf of
the developer's heirs, successors and assigns, and signed by
the Borough Solicitor, which shall establish the conditions under
which the street may later be offered for dedication and shall stipulate,
among other things:
(a)
That the street shall conform to the municipal specifications
or that the owners of the abutting lots shall include with the offer
of dedication sufficient money, as estimated by the Borough Engineer,
to restore the street to conformance with the municipal specifications
in effect on the date of dedication;
(b)
That any offer to dedicate the street shall be made only for
the street as a whole;
(c)
That the method of assessing repair costs be as stipulated;
and
(d)
That agreement by the owners of 60% of the front footage thereon
shall be binding on the owners of the remaining lots.
(4)
A final stormwater management/erosion and sedimentation control plan
pursuant to the rules and regulations of the Pennsylvania Department
of Environmental Protection and evidence that any required erosion
and sedimentation control permit has been issued. If an erosion and
sedimentation control permit is not required, the applicant shall
provide evidence that the stormwater management/erosion and sedimentation
control plan has been reviewed and approved by the County Conservation
District office. However, if the district office does not desire to
review the plan, the Borough Council may, at its discretion, have
the plan reviewed by the Borough Engineer. The cost of the review
shall be paid by the applicant.
(5)
Prior to the final approval of the plat, where the proposed subdivision
and land development abuts a state highway, the applicant shall provide
written evidence that the plat will be submitted to the Pennsylvania
Department of Transportation for its review and concurrence with the
proposed design for driveway access and drainage required for issuance
of the Department's highway occupancy permits. Written evidence
will be a note on the plat, which should read: "No plat which will
require access to a highway under the jurisdiction of the Department
of Transportation shall be finally approved unless the plat contains
a notice that a highway occupancy permit is required pursuant to the
State Highway Law, P.L. 1242, No. 428, before driveway access to a
state highway is permitted."
(6)
Such other certificates, affidavits, endorsements or dedications
as may be required by the Borough Council in the enforcement of these
regulations.
