Borough of Punxsutawney, PA Application Procedure

Grading and recording of deeds. No person, firm or corporation proposing to make or have made a subdivision, within the area of jurisdiction of these regulations, shall proceed with any grading before obtaining from the Subdivision Committee the approval of the preliminary plan of the proposed subdivision, and no deeds shall be recorded for lots in any subdivision, before obtaining from the Committee the approval of the final plan of the proposed subdivision.

Conformity to comprehensive plan. The proposed subdivision plat shall be in general accordance with the Comprehensive Plan of the Borough of Punxsutawney.

Access, drainage and geology. No land shall be subdivided for residential use:

Unless adequate access to the land over adequate streets or thoroughfares exists or will be provided by the subdivider; or

In case such land is considered by the Committee to be unsuitable for such use by reason of flooding or improper drainage, objectionable earth and rock formation, topography or any other feature harmful to the health and safety of possible residents and the community as a whole.

Design standards. The proposed subdivision shall conform to the design standards set forth in these regulations.[1]

Editor's Note: See Art. IV of this chapter.

Preliminary plans.

All subdivisions shall be submitted as preliminary plans to the Subdivision Committee for review and report.

No application for a subdivision plan, following the preliminary or final approval of a subdivision application involving the same lot, tract or parcel of land or portions thereof, shall be considered by the Subdivision Committee until a preliminary plan for the entire lot, tract or parcel has been reviewed and approved by the Subdivision Committee in accordance with these regulations.

Approval of a preliminary subdivision application shall be valid for a period of not more than one year, unless otherwise extended by the Subdivision Committee. Unless a time extension has been granted, the preliminary approval shall lapse and the plan submitted shall be considered as a new preliminary plan.

Preapplication sketch plan review (optional).

Any subdivider may avail himself of the opportunity to undertake informal discussions with the Subdivision Committee. The subdivider may prepare a single sketch plan outlining his proposals. The detail to be included on said sketch plan shall be at the discretion of the subdivider. The information on said sketch plan should be in sufficient detail, however, to permit an informal determination as to the extent to which the proposed subdivision conforms to the provisions of these regulations.

This phase of the procedure for subdivision review is optional. It is intended to serve as a guide to the subdivider which will minimize his expenditures in the process of formal review.

Minor subdivisions.

Submission. The subdivider shall submit four copies of a preliminary plan of any minor subdivision to the Subdivision Committee. Said preliminary plan shall conform to the provisions of these regulations, and shall include the information specified in § 211-10A.

Reviews and approval.

In the case of a minor subdivision, the Subdivision Committee may proceed to final action during the first consideration, provided that the plan and supporting information fully complies with the provisions of these subdivision regulations and all other local requirements.

The plan submitted for approval shall be prepared by a registered engineer or surveyor of the Commonwealth of Pennsylvania and shall bear the imprint of his seal.

The Subdivision Committee's approval shall be expressed by placing the following official stamp upon the preliminary plan:

	NOTICE OF APPROVAL — MINOR SUBDIVISION
	Approved by the Punxsutawney Borough Subdivision Committee this _____ day of _______________, 19_____.
	Signed , Chairman
	Signed , Secretary

(d)

Upon a determination by the Subdivision Committee that the proposed subdivision is not in accordance with these regulations, the reasons therefor shall be set forth in writing, and the applicant shall be provided with a statement of such reasons for disapproval. The subdivider may thereafter submit a new preliminary application.

Fee. At the time of approval, the subdivider shall pay to the order of the Borough of Punxsutawney a fee as established from time to time by resolution of the Borough Council to defray a portion of the expense of subdivision review and processing.

[Amended 8-31-1987 by Ord. No. 943]

Filing. The Subdivision Committee shall retain one copy of the approved preliminary plan for its files, one copy shall be given to the Building Inspector authorizing the issuance of a building permit to the subdivider, two copies shall be returned to the subdivider, who shall file one copy in the office of the recorder of deeds of Jefferson County within 30 days of the approval thereof. Such approval shall be nullified unless so filed or unless an extension of time is granted by the Subdivision Committee upon the written request of the subdivider.

Major subdivisions.

Preliminary application.

Submission. The subdivider shall submit a written application, accompanied by the required fee, seven copies of the preliminary plat and two copies of profiles, cross sections and other required information as described in § 211-10 hereof.

Review by other offices. Upon receipt of an application for preliminary approval, the Subdivision Committee shall send copies to other offices for their review and report:

Borough Council: one copy.

Borough Engineer: one copy.

[3]

Borough Manager: one copy.

[4]

Jefferson County Planning Commission: one copy.

[5]

Pennsylvania Department of Health (optional): one copy.

Approval.

If the reports from other offices on the subject application are not received within 20 days or within such reasonable further time as may be determined by the Subdivision Committee, the Committee shall review and act upon said application.

In the event that the Subdivision Committee disapproves any subdivision application, the reasons therefor shall be set forth in writing, and the applicant shall be provided with a statement of such reasons for disapproval. The subdivider may thereafter submit a new preliminary application. The approval of the Subdivision Committee shall be an expression of the tentative approval of the layout submitted in the preliminary application, and the preliminary plat shall be stamped and signed as follows:

	NOTICE OF PRELIMINARY APPROVAL — MAJOR SUBDIVISION
	Notice is hereby given that the general plan of the subdivider shown in this plat has received preliminary approval by the Punxsutawney Borough Subdivision Committee and that said Committee is now ready to receive the final application for consideration.
	Punxsutawney Borough
	Subdivision Committee
	Date

		Chairman

		Secretary

(d)

Time period. Approval of a preliminary subdivision application shall be valid for a period of not more than one year, unless otherwise extended by the Subdivision Committee. Unless a time extension has been granted, the preliminary approval shall lapse and the plan submitted shall be considered as a new preliminary plan.

Final application.

Submission.

Upon completion of all improvements required by these regulations or the posting of a certified check or surety bond in accordance with §§ 211-9D(2)(c) and 211-11B(4) hereof, the subdivider shall file with the Subdivision Committee the final or record plat of the subdivision for final approval.

The final application shall conform to all of the provisions of these regulations and to the requirements of the Subdivision Committee, and shall include seven prints and a reproducible transparency of the final or record plat, and it shall be accompanied by a deed to all lands to be dedicated to the public and a certificate that the title thereto is free and unencumbered.

[3]

At the discretion of the Subdivision Committee, the subdivider may submit the final plat and application in sections, each of which shall cover a portion of the entire proposed subdivision as approved in the preliminary application.

General requirements prerequisite to approval of final application and plat. The Subdivision Committee shall not approve a subdivision unless all streets shown thereon shall be of sufficient width and proper grade and shall be so located as to accommodate the probable volume of traffic thereon, afford adequate light and air, facilitate fire protection, provide access of fire-fighting equipment to buildings and provide a coordinated system of streets conforming to the Borough's official plan of streets and unless the land whereon buildings are to be constructed shall be of such character that it can be used for building purposes without danger to health or peril from fire, flooding or other hazard.

Improvements or guaranty thereof prerequisite to approval of final application and plat. Before approving any final application or plat for recording, the Subdivision Committee shall either require that the necessary grading, paving and other street improvements, including, where specified by the Subdivision Committee and as provided elsewhere in these regulations, curbs, sidewalks, streetlights, fire hydrants, water mains, sanitary sewers and storm sewers, shall have been installed in strict accordance with the standards and specifications of the Borough as provided in these regulations and in other pertinent Borough regulations or that the Borough is assured by means of a proper completion guaranty, in the form of a bond or the deposit of funds or securities in escrow sufficient to cover the cost of the required improvements, as estimated by the Borough Engineer or Borough Council, that said improvements will subsequently be installed by the owner. Where the subdivision plat has been approved and recorded, either after the specified improvements have been completed and approved by the Borough Engineer or, if prior to completion, upon a proper completion guaranty as aforesaid, purchasers and mortgagees of lots in the subdivision, with or without buildings thereon or on any of them, shall be relieved of any and all liability for any deficiency in lack of or failure to complete the improvements above mentioned as set out in said plat or as a condition precedent to the approval of the plat, and any failure to complete or properly complete said improvements shall not encumber any or all of the lots in the subdivision.

(d)

Public hearing. Before acting on any subdivision application or plat, the Subdivision Committee may request the Borough Council to arrange for a public hearing thereon, after giving such notice as the Borough Council may deem desirable in each case.

(e)

Modifications. The Subdivision Committee may alter any subdivision plan and specify changes or modifications therein which it deems necessary and may make its approval subject to such alterations, changes or modifications.

(f)

Approval.

Upon a determination by the Subdivision Committee and the Borough Engineer that the final application and plat are in accordance with the provisions of these regulations and with the approved preliminary plat, the following official stamp shall be placed upon the final plat, signed by the Chairman of the Committee and attested to by its Secretary:

	NOTICE OF FINAL APPROVAL — MAJOR SUBDIVISION
	Approved by the Punxsutawney Borough Subdivision Committee this _____ day
	of , 19_____.
	Signed , Chairman
	Signed , Secretary

This approval shall not be deemed to constitute or effect the Borough's acceptance of the dedication of any street or other proposed public way, space or area shown on said plat.

(g)

Fee. At the time of approval, the subdivider shall pay to the order of the Borough of Punxsutawney a fee as established from time to time by resolution of the Borough Council to defray the portion of the expense of subdivision review and processing.

[Amended 8-31-1987 by Ord. No. 943]

(h)

Recording. The final plat to be recorded in the office of the recorder of deeds of Jefferson County shall be a clear and legible reproducible on linen. Said plat shall be filed for recording within 30 days of the Subdivision Committee's approval thereof. Failure to so file shall nullify the action of the Subdivision Committee, unless an extension of time is granted by the Committee upon the written request of the subdivider. The final plan, as approved or reviewed by the Subdivision Committee, shall not be modified or altered in any way between the date of Subdivision Committee action and the date of recording, or else the Subdivision Committee act of approval or review shall be null and void, and such plan shall be resubmitted to the Subdivision Committee for consideration as a new final plan.

§ 211-10 Preliminary application requirements.

General information. The preliminary plat, as submitted by the subdivider in accordance with procedures set forth under § 211-9C(1) and D(1) hereof, shall contain the following general information:

Names. The name of the proposed subdivision, with names of the owner, sponsor or trustees, and surveyor, shall be shown.

Date. The date of preparation and a proper north sign shall be shown.

Scale. The plat shall be drawn to a scale of not smaller than 100 feet to one inch, and shall include a graphic scale.

Municipal boundaries. All corporate boundary lines within or adjacent to the proposed subdivision shall be shown and designated.

Acreage. The acreage of land proposed to be subdivided shall be shown.

(6)

Contours. Contours shall be shown at vertical intervals of two feet if the general slope of the site is less than 10% and at vertical intervals of five feet if the general slope is greater than 10%. This provision is subject to the discretion of the Subdivision Committee with respect to minor subdivisions.

(7)

Dimensions. All necessary dimensions, both linear and angular, shall be shown. Linear dimensions shall be shown in feet and decimals of a foot.

(8)

Boundaries and physical features. The preliminary plat shall show the boundaries of the property to be subdivided, section and half-section lines, railroads, existing permanent buildings, watercourses and other existing features pertinent to proper subdivision.

(9)

Description. The plat shall set forth all the streets, alleys, common or public grounds and all the tracts, parcels, lots or blocks and shall designate all such lots, blocks or parcels by proper and sufficient dimensions and identifications.

(10)

Streets. The widths of streets, with their names, within the subdivision and the widths and names of streets in the property immediately adjacent shall be correctly shown.

(11)

Utilities. Existing sewer lines and drainage structures, with size, direction of flow and invert elevations, the location and size of water supply lines and the location of utility lines existing in the proposed subdivision or at the points from which they will be extended to reach the subdivision shall be shown. A preliminary plan of the proposed water supply system and sanitary and stormwater sewers, with invert grades, sizes of pipe and direction of flow, may be required.

(12)

Profiles. The Subdivision Committee may require profiles showing proposed street grades, including extensions for a reasonable distance beyond the limit of the proposed subdivision.

(13)

Covenants. A description of the protective covenants on private restrictions shall be incorporated in the deeds.

(14)

Location map. A general location map shall be placed on the preliminary plan and shall be drawn at a scale large enough to show the proposed subdivision's relationship to existing community features, such as main traffic arteries, schools, recreation areas, shopping areas and industrial areas.

Engineer's report for major subdivisions. The preliminary application shall be accompanied by an engineering report. The engineering report, preliminary plat and all other plats submitted with the report shall be signed by a registered professional engineer of the Commonwealth of Pennsylvania and shall bear the imprint of his seal. Either the report or the plat shall include the following information:

A profile of each street, showing existing ground lines and proposed grades.

A typical cross section of each type of roadway to be built.

The proposed type of surfacing for streets.

Information regarding existing drainage systems in the subdivision, both surface and underground, including the location, size, type and grade of drainage structures, storm sewers, drain tile and drainage ditches. The engineer's opinion shall be expressed regarding the adequacy of such drainage facilities, and the basis given for such conclusions.

Information regarding proposed drainage systems in the subdivision, both surface and underground, including the location, size, type and grade of drainage structures, storm sewers, drain tile and drainage ditches proposed to be constructed, and the drainage areas for which they are designed.

(6)

The location of all watercourses, bodies of water or streams, with their low and high water elevations. All elevations shall be United States Geological Survey datum.

(7)

Sanitary sewers, either in place or proposed.

(8)

Results of soil seepage tests which have been conducted throughout the area to determine the ability of the soil to dispose of sewage wastes by seepage. Where grading is to be done, such tests shall be made in the soil after finished grade has been constructed. A sufficient number of such tests shall be made to show all variable conditions which might exist throughout the area under consideration.

(9)

A description of the water supply and sewage disposal facilities which will operate successfully in the subdivision. Such facilities shall be designed in accordance with recognized sanitary engineering standards and must take into consideration all data in this report which has a bearing on these facilities. In the event that individual septic tanks are to be installed, the minimum area required per family for a seepage bed based on the soil seepage tests shall be given.

§ 211-11 Final application requirements.

General information. The final application shall contain the following general information in addition to the data enumerated under § 211-10:

Dedication of land for public use. The plat shall have lettered upon it a statement of dedication properly conveying all lands dedicated for such public uses as streets, alleys, public schools, parks or any other public use, and there shall be attached to the plat a certificate of title certifying the ownership of all such lands to be so dedicated by said plat.

Monuments. Reference will be made to monuments set up by the subdivider. These concrete or stone monuments four inches in diameter, or square, three feet long, with a flat top, marked with a one-half-inch round brass pin or a drilled hole, shall be set at all street corners, at all points where the street lines intersect the exterior boundaries of the subdivision and at angle points and points of curve in each street. The top of the monument shall have an indented cross to properly identify the location. Iron pipe not less than 3/4 inch in diameter and 24 inches long shall be set at all other lot corners. The location of concrete and iron monuments shall be noted on the plat.

Curve data. Complete curve data for all curves shall be included in the plan.

Setback lines. Front yard setback lines, the minimum as fixed by the applicable Zoning Ordinance,[1] and any other setback or street lines established by these regulations or by public authority and those specified in the deed restrictions shall be shown.

Editor's Note: See Ch. 235, Zoning.

Final profiles. Final profiles, cross sections and specifications for street improvements and sanitary and storm sewerage and water distribution systems shall be shown on one or more separate sheets.

(6)

Certificates and other requirements. All proper certificates, affidavits, signatures and seals as required by law shall be affixed.

(7)

The final plat for record shall be signed by a registered land surveyor of the Commonwealth of Pennsylvania and shall bear the imprint of his seal.

Supporting documents. The following supporting documents shall also be submitted in conjunction with the final plat:

Evidence showing that all general taxes on the subdivision have been paid in full to date and that all special taxes or assessments have been paid or discharged in full or that the Court under which said assessments were made has entered an order redistributing the assessments against the land platted.

A copy of the sales contract shall be submitted so the Subdivision Committee can ascertain that it contains no provisions in conflict with the plat.

A statement signed by the subdivider, setting forth the public improvements he proposed to make, together with plans, specifications and estimates of costs therefor.