All subdivision and land development plans shall
meet the requirements outlined in the following sections. Such plans
and surveys shall be prepared in accordance with the Act of May 23,
1945 (P.L. 913, No. 367), known as the "Engineer, Land Surveyor and
Geologist Registration Law."[2]
A.
The sketch plan, when provided, should include the
following information, legibly drawn to a scale of one inch equals
100 feet, on prints either 18 inches by 24 inches, 22 inches by 34
inches, or 24 inches by 36 inches:
(1)
Name and address of record owner and name and address
of subdivider or developer, if different than owner.
(2)
Name of proposed subdivision or development.
(3)
Name of municipality or municipalities in which the
subdivision or development is located.
(4)
Tract boundaries and location and a statement of the
total acreage of the tract.
(5)
Names of owners or subdividers of all abutting properties
within 200 feet of the tract, including land on the opposite side
of an abutting road.
(6)
The name of the registered engineer, surveyor, qualified
planner, architect, or landscape architect responsible for the preparation
of the sketch plan.
(7)
North arrow, written and graphic scale, and date of
original drawing.
(8)
Significant topographic and physical features of the
area.
(9)
Existing watercourses, streams, ponds, and wetlands
within the tract, together with their names; all tree clusters or
wooded areas.
(10)
Existing buildings, roads, and rights-of-way
within 200 feet of the boundaries of the proposed subdivision or development.
(11)
The proposed general layout of lots and streets
within the entire tract.
(12)
A location map showing the proposed subdivision
or development in relation to municipal boundaries, public roads,
and streams.
(13)
Proof of ownership.
B.
The sketch plan should be accompanied by a letter
of intent explaining the concept of development proposed for the tract.
The preliminary plan shall include the following
information, legibly drawn to a scale of not more than one inch equals
50 feet, on Mylar film of either 18 inches by 24 inches, 22 inches
by 36 inches, 27 inches by 40 inches, or 36 inches by 48 inches:
A.
A title block shall include the following information:
(1)
Name and address of record owner and name and address
of subdivider or developer, if different than owner.
(2)
Name of proposed subdivision or development.
(3)
Name of municipality or municipalities in which the
subdivision or development is located.
(4)
Name, address, license number, and seal of registered
engineer or surveyor responsible for the preparation of the plan.
(5)
North arrow, graphic scale, written scale, and date
of original plan and of each revision.
(6)
The total acreage, number of lots, number of buildings
if a development, and average lot size in the tract proposed to be
subdivided or developed.
(7)
The existing zoning classification of the tract.
(8)
Clear identification of the plan as a preliminary
plan.
(9)
A place for the signatures of the Chairman and Secretary
of the Planning Commission and Borough Council and the dates of signing
of the preliminary plan.
(10)
A place for the signatures of the authorized
persons of the County Planning Commission and for the date of review.
B.
A location map showing the proposed subdivision or
development in relation to municipal boundaries, public roads, and
streams.
C.
If the preliminary plan requires more than one sheet,
a key diagram illustrating the relative location of the several sections
shall be drawn on each sheet, and a match line of one sheet to another
shall be shown.
D.
If only part of the tract is being subdivided or developed,
a sketch plan of the entire parcel shall be included showing the relationship
of the subdivided or developed area to the unsubdivided or undeveloped
area and the proposed use of the entire parcel.
E.
The plan shall show the tract boundaries, including
bearings and distances and the names of all adjoining landowners and
subdivisions within 200 feet of the tract boundaries, including those
on the opposite side of abutting roads, and also the Tax Map sheet, block, and lot numbers within the
proposed tract from the County Assessor's Office.
F.
Man-made features, including the following, shall
be shown: existing or recorded streets on or adjacent to the tract,
including name or number, right-of-way width and pavement width, and
existing buildings, storm sewers, sanitary sewers, water mains, culverts,
power transmission lines, oil and gas pipelines, fire hydrants and
other significant man-made features.
G.
Original and proposed topographic contours at vertical
intervals of not more than two feet for land with an average natural
slope of 5% or less and at intervals of not more than five feet for
land with the average natural slope exceeding 5%. Location and elevation
of the data to which the contour elevations refer shall be the closest
United States Coast and Geodetic established bench mark.
H.
The preliminary plan of proposed development shall
include the following:
(1)
Location and width of all street rights-of-way and
cartways, with a statement of any conditions governing their use.
(2)
Suggested street names and number and location of
street signs.
(3)
Building setback lines along each street.
(4)
Lot lines with dimensions.
(5)
Lot numbers and block numbers in consecutive order.
(6)
A statement of intended use of all nonresidential
lots, parcels and buildings.
(7)
Sanitary and storm sewers (and other drainage facilities),
with the size and material of each indicated, and any proposed connections
with existing facilities.
(8)
Parks, playgrounds, and other areas to be provided
for public or common use, with any conditions governing such use.
(9)
Location, width, and purpose of proposed easements
and utility rights-of-way.
(10)
The location of soil test probes and percolation
test sites for each lot if on-lot sewerage is to be used.
(11)
Map notations where deed restrictions and protective
or restrictive covenants apply.
I.
Supplementary maps or a composite map at the same
scale as the preliminary plan containing the following additional
information shall be supplied unless the Riverside Borough Planning
Commission has determined the additional information unnecessary:
(1)
A map illustrating an analysis of the natural drainage
patterns and water resources, including the delineation of streams,
natural drainage swales, ponds and lakes, wetlands, floodplains subject
to a fifty- and a one-hundred-year flood frequency, permanent and
seasonal high-water table areas, and Federal Emergency Management
Agency flood hazard maps for the Borough.
(2)
A map illustrating an analysis of types of soils present
on the tract, including prime agricultural soil areas, aquifer recharge
soil areas, unstable soils, soils most susceptible to erosion, and
soils most suitable to urban development. This information can be
obtained from the County Soil Survey prepared by the United States
Department of Agriculture's Natural Resources Conservation Service.[1]
(3)
A map illustrating significant natural features within
the proposed tract, such as woodland areas containing trees six inches
or more in diameter (measured at a height of 4 1/2 feet above
original grade), rock outcroppings, and scenic views.
(4)
A map illustrating an analysis of the slopes within
the tract, including a delineation of slope areas under 8%, between
8% and 15%, and between 15% and 25%, and 25% and over.
(5)
A map illustrating the entire contiguous holdings
of the landowner, indicating the area or scope of ultimate development
and the area included in the preliminary plan, and also the proposed
road system for the remainder of the area.
J.
Materials to be submitted with the preliminary plan,
unless the Planning Commission has determined that the submission
of certain data is not necessary, shall include:
(2)
A fee for county review if required by the County
Planning Commission.
(3)
Proof of ownership.
(4)
Copies of proposed deed restrictions, if any.
(5)
Engineering profiles, typical cross sections, and
specifications for proposed streets and sidewalks.
(6)
Engineering designs of proposed bridges or culverts.
(7)
Engineering designs of proposed sewerage systems and
water supply systems where such systems are proposed to be installed.
(8)
Drawings of present and proposed grades and facilities
for stormwater drainage.
(9)
A sewerage module and all accompanying documentation
as required by the Pennsylvania Department of Environmental Protection,
if applicable.
(10)
Test probe and percolation test data for each
lot and all accompanying documentation as required by the Pennsylvania
Department of Environmental Protection, if applicable.
(11)
When land included in the proposed subdivision
has a natural gas pipeline, a petroleum or petroleum products pipeline,
or a power transmission line located thereon, a letter from the owner
of such pipeline or transmission line stating the minimum setback
distance which shall be required from such pipeline or transmission
line.
(12)
Itemized estimated costs for required improvements.
K.
Review fees. Review fees may include reasonable and
necessary charges by the Borough's professional consultants for review
and report thereon to the Borough. Such review fees shall be based
upon a schedule established by ordinance or resolution. Such review
fees shall be reasonable and in accordance with the ordinary and customary
charges for similar service in the community, but in no event shall
the fees exceed the rate or cost charged by the professional consultant
for comparable services to the Borough for services which are not
reimbursed or otherwise imposed on applicants. Fees charged to the
Borough relating to any appeal of a decision on an application shall
not be considered review fees and may not be charged to an applicant.[2]
(1)
The Borough Council shall submit to the applicant
an itemized bill showing work performed, identifying the person performing
the services and the time and date spent for each task. Nothing in
this subsection shall prohibit interim itemized billing or municipal
escrow or other security requirements. In the event the applicant
disputes the amount of any such review fees, the applicant shall,
no later than 45 days after the date of transmittal of the bill to
the applicant, notify the Borough and the Borough's professional consultant
that such fees are disputed and shall explain the basis of their objections
to the fees charged, in which case the Borough shall not delay or
disapprove a subdivision or land development application due to the
applicant's dispute over fees. Failure of the applicant to dispute
a bill within 45 days shall be a waiver of the applicant's right to
arbitration of that bill under Section 510(g) of the Municipalities
Planning Code, 53 P.S. § 10510(g).
(2)
In the event that the Borough's professional consultant
and the applicant cannot agree on the amount of review fees which
are reasonable and necessary, then the applicant and the Borough shall
follow the procedure for dispute resolution set forth in Section 510(g)
of the Municipalities Planning Code, 53 P.S. § 10510(g),
provided that the arbitrator resolving such dispute shall be of the
same profession or discipline as the professional consultant whose
fees are being disputed.
(3)
Subsequent
to a decision on an application, the Borough Council shall submit
to the applicant an itemized bill for review fees, specifically designated
as a final bill. The final bill shall include all review fees incurred
at least through the date of the decision on the application. If for
any reason additional review is required subsequent to the decision,
including inspections and other work to satisfy the conditions of
the approval, the review fees shall be charged to the applicant as
a supplement to the final bill.
The final plan shall conform to the standards and data requirements set forth for the preliminary plan in § 250-29. It shall not be necessary to resubmit supporting data and maps submitted with the preliminary plan, provided there have been no changes. The final plan to be submitted for approval and recording shall be a transparent reproduction of the final plan with black line on Mylar film, of the same dimensions for the preliminary plan. The following additional data shall be illustrated on the final plan:
A.
The latest source of title to the land as shown by
deed, page number and book of the Northumberland County Recorder of
Deeds office.
B.
The total tract boundary lines of the area being subdivided,
with accurate distances to hundredths of a foot and bearing to 1/4
of a 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 10,000 feet.
C.
The exact dimensions of all streets (including rights-of-way
and cartways), lot lines, areas and distances, utility and other easements,
and all lands to be dedicated to public use.
D.
The location and material of all permanent monuments
and lot markers.
E.
Highway occupancy permit numbers if the subdivision
proposes a new street or driveway intersection with a state route.
F.
All lot lines shall be completely dimensioned in bearing
and distance, in feet if straight and, if curved, by designating length
of arc and radius (in feet) and central angle (in degrees, minutes,
and seconds). All internal angles within the lots shall be designated
to the closest second.
G.
The proposed building setback line or the proposed
placement of each building in the land development shall be shown,
and, where corner lots are involved, the setbacks on both streets
shall be shown.
H.
The plan shall be clearly identified as a final plan.
I.
Space on the title block of the final plan shall be
provided for the signatures of the Chairman and Secretary of the Planning
Commission and Council of Riverside Borough and the dates of signing.
J.
Space for the signatures of the authorized persons
of the County Planning Commission and for the date of review.
K.
Space on the lower edge of the final plan shall also
be provided for acknowledgement of receipt and recording of the plan
by the Northumberland County Recorder of Deeds office.
L.
Materials to be submitted with the final plan include:
(2)
A fee for county review if required by the County
Planning Commission.
(3)
Any material from the preliminary plan for which the
Planning Commission had requested correction or updating.
(4)
Copies of final deed restrictions, if any.
(5)
All final covenants running with the land governing
the reservation and maintenance of dedicated or undedicated land or
open space.
(6)
Certification from utilities that proper water, power,
and other facilities also can be or have been installed.
(7)
Certification from the Pennsylvania Department of
Environmental Protection approving the subdivision sewerage system
in all areas where public sewerage is not available and where on-lot
sewerage facilities are not to be installed.
(8)
Certification of ownership, acknowledgement of plan,
and offer of dedication, signed by the owner of the property and notarized.
(9)
A certificate for approval of the final plan by the
Riverside Borough Council.
(10)
Final designs of all sanitary sewer, water distribution,
and storm drainage systems showing their exact location, size, and
invert elevation, the locations of all manholes, inlets, and culverts
and final profiles, cross sections, and specifications for streets,
sidewalks, sanitary sewers, water distribution systems, storm drainage
systems, and parking lots and buffer areas on one or more sheets.
(11)
If the streets are not to be offered for dedication
to public use, the subdivider shall submit and record with the final
plan a copy of an agreement made and executed by the Council on behalf
of the subdivider's or developer's heirs and assigns, subject to review
and approval by the Borough Solicitor, establishing the conditions
under which the street may be later offered for dedication and shall
stipulate, among other things:
(a)
That the street shall conform to Borough 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 Borough specifications;
(b)
That an offer to dedicate the street shall be
made for the street as a whole;
(c)
That the method of assigning repair costs is
to be as stipulated; and
(d)
That agreement by the owners of 51% of the front
footage thereon shall be binding on the owners of the remaining lots.
