A.
When required. A preliminary plan shall be submitted
for all subdivisions and land developments, except in cases where
each of the following conditions are met:
(1)
No new streets or other improvements are required
for the property involved to be in conformance with the Township ordinances
and standards.
(2)
The total property acreage is less than two acres.
(3)
The developer does not have an option to purchase
or title to or an interest in adjacent undeveloped land.
B.
Drafting standards.
(1)
For the plan layout, horizontal scale shall be 50
feet to the inch or such other horizontal scale as may be approved
by the Township Engineer, and shall be accurate to within one part
in 200. Vertical scale of the street profile shall be five feet to
the inch. Sheet size shall be 24 inches by 36 inches.
(2)
Distances shall be in feet and decimals, and bearings
in degrees, minutes and seconds.
(3)
Each sheet shall be numbered to show its relation
to the total number of sheets in the plan, as "Sheet No. 1 of 5 Sheets."
Where there are two or more sheets, a key map of the overall proposed
subdivision or land development areas on a scale sufficient to show
the relationship of each respective sheet shall be furnished for multiphase
projects. Sheets shall be numbered in the same order as the proposed
construction sequence.
(4)
Where the plan is a revised plan, dotted lines shall
be used to show the abandoned plan, and solid lines to show the new
plan.
C.
Existing features of the land. The plan shall set
forth:
(1)
The location, names and widths of streets and roads,
including existing streets and those shown on the Township Street
and Road Map; the location and names of railroads; the location of
adjacent property lines and the names of property owners; the names
of all bordering subdivisions; and the location of watercourses, sanitary
sewers, storm drains, and similar features on or within 200 feet of
any part of the land to be subdivided.
(2)
The contour lines shall be provided at intervals not
to exceed two feet. All elevations shall be based on the USGS sea
level datum. The benchmark used to establish the contours should be
referenced on the plan.
(3)
The location and character of existing buildings,
the location and species of all trees four inches or more in trunk
diameter at a height of 4 1/2 feet above the original grade,
and the location of quarries, marshlands, areas subject to inundation,
and other topographical features which may affect the location of
proposed streets or roads. Aircraft glide paths in close proximity
to a subdivision shall be noted and defined.
(4)
Measured distances from the center line of streets
to existing buildings, or other control points, and the location of
all monuments with reference to them.
(5)
Existing easements.
(6)
The subdivision and/or land development plan for any
parcel of land containing existing trees, tree rows or woodlands that
are proposed to be removed or protected shall be submitted to and
may be reviewed by the Township Shade Tree Commission. A preliminary
plan or record plan for the proposed subdivision or land development
shall show:
(a)
The location, trunk diameter (4 1/2 feet
above ground), and species of existing trees and shade trees, including
trees within tree rows and woodlands, as defined by this chapter.
(b)
The designation of all trees to be saved or
removed, including their trunk and dripline locations. Driplines should
be plotted accurately, to scale.
(c)
The tree protection zone and proposed tree protection
fencing or guards shall be shown on the plan. When groups of trees
are to be saved, only the locations of the tree protection zone of
the trees on the perimeter of the group must be shown.
(d)
The location of proposed retaining walls around
trees and related grading shall be shown.
(e)
Construction details of all retaining walls
shall be provided, including special soil and fill mediums where applicable.
Any grade changes which would alter surface and/or subsurface water
movement either to or from the tree protection zone must also be indicated.
(f)
The proposed locations, sizes, species and method
of planting for any tree or shrub or landscaping planting bed including,
but not limited to:
D.
Proposed street and lot layout. The plan shall also
contain the following information:
(1)
A title consisting of the name and address of the
developer and the registered engineer or surveyor; the location and
area of the subdivision or land development area; the date, dates
of any revisions, scale, and North point.
(2)
The courses, distances and curve data of the boundary
line survey of the land to be subdivided or developed. The survey
shall not have an error of closure greater than one part in 5,000.
(3)
The layout of streets, design dimensions, courses,
curve data, including names and widths of streets, roads and crosswalks.
A profile and elevation along the present ground surface over the
center line and right-of-way lines shall be shown for each proposed
street. When the subdivision abuts or includes a legislative route,
the legislative route station should be shown for each proposed intersection.
(4)
The location of sidewalks, pathways and curbing, including
any unusual construction features. Grades along the top of the curbs
shall be shown giving percentage of grade on tangents, and details
of vertical curves, and deviations of the curb at tangent points of
horizontal curves.
(5)
The layout and approximate dimensions of lots.
(6)
A reference note to all land and streets proposed
for dedication to the Township, including land to be held in reserve
for specified future community use.
(7)
Tentative grades to an existing street or to a point
50 feet beyond the boundaries of the subdivision.
(8)
Location and size of sanitary sewers, storm drains
and other underground utilities, including profiles over each sewer
and/or storm drain of the present and finished ground surface, showing
manhole locations with typical location, size and depth of sewered
storm drains and other underground utilities.
(9)
Building restriction lines, with distances from the
right-of-way line.
(10)
Indication of any lots on which a use other
than residential is intended.
(11)
Typical street, sidewalk and pathway cross-sections.
(12)
Typical paving cross-section for private drives
or parking areas.
(13)
Easements, including utility, screening, pathway,
crosswalk, drainage or others.
(14)
"No parking" fire zones, as applicable.
E.
Other required supporting documents:
(1)
Certification from sewer and water supply utilities
that any usage of their respective utility proposed by the developer
is within their capacity, and that they would provide such service
upon finalization and approval of plans and execution of necessary
agreements in accordance with their current rules and regulations.
(2)
Completed land development planning module, with soils
and percolation test data where applicable.
(3)
Storm drainage computations.
(4)
Bridge or culvert design details.
(5)
Detention facilities construction plan, including
details on structures, size, and ground cover.
(6)
Soil erosion control plan and narrative.
(7)
Landscape plan, including size and type of material
to be planted.
(8)
Proposed construction timetable and phasing schedule,
if project is proposed to be broken into stages.
(9)
Sketch plan layout for any contiguous land holdings
not shown in the preliminary plan.
F.
Certificates. An approved preliminary plan shall contain:
(1)
The signature of the developer certifying his adoption
of the plan, and his authority to represent full ownership rights
to the land being developed.
(2)
The signature of the registered engineer or surveyor
certifying that the preliminary plan represents a survey made by him;
that the monuments shown thereon exist as located, and that all dimensional
details are correct.
(3)
The signature of the Secretary of the Planning Commission
certifying review by the Township Planning Commission.
(4)
Acknowledgment of review by the Lehigh Valley Planning
Commission.
(5)
The signature of the Township Engineer certifying
his review.
(6)
The signature of the Township Secretary-Treasurer
and Chairman of the Board of Supervisors certifying that the Board
of Supervisors approved the plan on the date shown.
(7)
Owner's signed acknowledgment of a list of dedications.
(8)
Proof, satisfactory to the Township Engineer, that
a Pennsylvania Department of Transportation highway encroachment permit
has been applied for.
A.
When required. A record plan is required whenever
all or any part of an approved preliminary plan is constructed, but
in no case shall lots be sold or a building permit be issued without
prior certification of a record plan.
B.
Drafting standards. The same standards shall be required
for a record plan as for a preliminary plan, except that the tracing
from which prints are made shall be entirely in ink on linen or equivalent
Mylar process.
C.
Information to be shown. The record plan, which may
constitute all or a portion of an approved preliminary plan, shall
show:
(1)
A title, as required for a preliminary plan.
(2)
Courses, distances and curve data sufficient for the
legal description of all the lines shown on the plan. The error of
closure shall not be greater than one part in 5,000.
(3)
Names of abutting owners, names, locations, widths,
and other dimensions of streets, including center line courses, distances
and curve data, descriptive data of right-of-way lines not parallel
with or concentric with a center line, and location tie-ins by courses
and distances to the nearest intersections of all existing, planned
and approved streets, and easements, recreational areas and other
public improvements, within the land to be subdivided.
(4)
Location, material and size of monuments, and pins,
with references to them.
(5)
Building restriction lines with distances from the
right-of-way.
(6)
Restrictions in the deed affecting the subdivision
of the property.
(7)
The layout and dimensions of lots.
(8)
A formal notation as to the streets, parks, and other
public improvements offered for dedication to the Township and such
land area reserved for future nonresidential use.
(9)
Date set for completion of all proposed and required
improvements.
D.
Other required supporting documents:
(1)
Copy of Pennsylvania Department of Environmental Protection
permit for sewer extension, or certification of approval for on-lot
sewage disposal approval for each lot or use from the Township Sewage
Enforcement Officer, and approval of planning module by Department
of Environmental Protection, as applicable.
(2)
Copy of Pennsylvania Department of Transportation
highway encroachment permit, if applicable, together with a notice
approved by the Township Engineer, on the final plan, that a highway
occupancy permit is required pursuant to Section 420 of the Act of
June 1, 1945 (P.L. 1242, No. 428),[1] as amended, known as the "State Highway Law."
[1]
Editor's Note: See 36 P.S. § 670-420.
(3)
Copy of Pennsylvania Department of Environmental Protection
dams and encroachments permit, if applicable.
(4)
Copy of agreement with sewer and water utility, indicating
specific approval for each proposed extension and/or use, or copy
of Pennsylvania Department of Environmental Protection permit for
each private centralized sewer and/or water system, if applicable.
(5)
Copy of agreement and security accepted and approved
by the Township to secure the completion of any required improvements
that have not yet been completed. The amount of security to be posted
for the completion of the required improvements shall be equal to
110% of the cost of completion estimated by the Township Engineer
and approved by the Township, as of 90 days following the date scheduled
for completion by the developer. The Township may grant adjustments
to the amount of security, on an annual basis, by comparing the actual
cost of the improvements which have been completed and the Township
Engineer's estimated cost for completion of the remaining improvements
as of the expiration of the 90th day after either the original date
scheduled for completion or a rescheduled date of completion. Subsequent
to said adjustment, the municipality may require the developer to
post additional security in order to assure that the financial security
equals 110%, together with an extension agreement extending the time
for completion.
(6)
Copy of maintenance agreement and security accepted
and approved by the Township to secure the maintenance of any required
improvements for a period of one year from the date of acceptance
of such improvement by the Township.
E.
Certificates. An approved record plan shall contain:
(1)
The signature of the registered engineer or surveyor,
certifying that the plan represents a survey made by him, that the
monuments shown thereon exist as located, and that all dimensional
details are correct, including profiles and cross-sections.
(2)
The signature of the developer certifying his adoption
of the plan and his authority to represent full ownership rights to
the land being developed.
(3)
The signature of the Township Engineer certifying
that the improvements have been constructed or guaranteed.
(4)
The signature of the Secretary of the Planning Commission,
certifying that the plan conforms with the approved preliminary plan.
(6)
The signature of the Township Secretary-Treasurer
and Chairman of the Board of Supervisors certifying that the Board
of Supervisors approved the plan on the date shown.
(7)
Evidence of official recording of plan shall be signature
acknowledgment of review by the Lehigh Valley Planning Commission.
(8)
Evidence of official recording of plan shall be signature
acknowledgment as follows:
|
"Recorded in the office for the Recording of
Deeds in and for the County of Northampton, Commonwealth of Pennsylvania,
in Plan Book No. _____, at Page _____.
| ||
|
Recorder"
| ||
(9)
Receipt of the originals of any deeds of dedication
for road/street rights-of-way, recreation land and/or open space land.
Where monies in lieu of land are to be given to the Township, in accordance
with the provisions of this chapter, actual receipt of said monies.
A.
When required. A lot location plan is required whenever
lots abut existing dedicated streets, and no prior preliminary plan
has been approved or recorded for the land in question. A lot location
plan may be submitted in lieu of a preliminary plan for a subdivision
or land development where each of the following conditions are met:
(1)
No new streets or other improvements are required
for the property involved to be in conformance with the Township ordinances
and standards;
(2)
The total property acreage is less than two acres;
(3)
The developer does not have an option to purchase
or title to an interest in adjacent undeveloped land.
B.
Drafting standards. The same standards shall be required
for a lot location plan as for a preliminary plan.
C.
Information to be shown. The plan shall contain the
following information:
D.
Certificates. An approved lot location plan shall
contain:
(1)
The signature of the developer certifying his adoption
of the plan and his authority to represent full ownership rights to
the land being developed.
(2)
The signature of the Township Engineer certifying
his review.
(3)
The signature of the Secretary of the Planning Commission
certifying that the Planning Commission approved the lot location
plan on the date shown.
(4)
The signature of the Township Secretary-Treasurer
and Chairman of the Board of Supervisors certifying that the Board
of Supervisors approved the lot location plan on the date shown.
(5)
The signature of the registered engineer or surveyor
certifying that the lot location plan represents a survey made by
him, that the monuments shown thereon exist as located and that all
dimensional details are correct.
(6)
Owner's signed acknowledgment of any land areas dedicated
for right-of-way requirements meeting Township design standards.
(7)
Acknowledgment of review by the Lehigh Valley Planning
Commission.
(8)
Evidence of official recording of plan shall be signature
acknowledgment as follows:
|
"Recorded in the office for the Recording of
Deeds in and for the County of Northampton, Commonwealth of Pennsylvania,
in Plan Book No. _____, at Page _____.
| ||
|
Recorder"
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