Whenever a subdivision of land is desired to be effected, a plat of the layout of such subdivision shall be prepared, filed and processed, according to the requirements of this chapter.
A. 
Prior to the preparation and filing of the preliminary plat, the subdivider shall submit to the Commission the following plans and data, and shall ascertain from the Commission those elements which should be considered in the design of the subdivision. These shall include any features of the municipality's future land use plan, thoroughfare plan or community facilities plan, or of any plans of the Commission, including, but not limited to, proposed streets, recreation areas, drainage reservations, shopping centers, school sites and floodplains.
B. 
In response to a written request by the subdivider, the Commission may waive the requirement of preapplication plans and data, provided that no new streets are involved and that fewer than six lots are proposed in the total subdivision.
Preapplication plans and data shall include the following:
A. 
General information describing or outlining existing covenants, land characteristics, community facilities and utilities, and information describing the proposed subdivision, such as the number of residential lots, dwelling units per net acre, typical lot width and depth, price range, business areas, playgrounds, park areas, other public areas, proposed protective covenants, proposed utilities and street improvements.
B. 
A location map showing the relationship of the proposed subdivision to existing community facilities which serve or influence it, and shall include development name, location of any existing facilities, traffic arteries, public or other schools, parks, playgrounds, utilities, churches, shopping centers, airports, hospitals and principal places of employment, title, scale, North arrow and date.
C. 
A topographic map drawn to a scale of one inch equals 100 feet or less, showing:
(1) 
The proposed name of the subdivision.
(2) 
Name of the subdivider.
(3) 
Name of the registered owner.
(4) 
North point, scale and date.
(5) 
Name of engineer, surveyor or other qualified person responsible for the map.
(6) 
Tract boundaries, with bearings and distances.
(7) 
Topography, with elevations based on data approved by the Commission and showing contours at vertical intervals of five feet, or as required by the Engineer.
(8) 
Approximate location of watercourses, tree masses, rock outcrops and existing buildings, and actual location of sewers, inlets, water mains, easements, fire hydrants, railroads and existing or confirmed streets and their established grades.
(9) 
Adjacent streets.
D. 
A sketch plan drawn on a print of the topographic map, showing in a simple sketch the proposed layout of streets, lots and other features in relation to existing conditions.
E. 
In addition to the information normally required by the City for review and approval of preliminary plans, the following information, prepared by a registered engineer or surveyor, shall be required when any part of the proposed subdivision or other development is within the area of the Floodplain District:
[Added 5-9-1977 by Ord. No. 974]
(1) 
Name of engineer, surveyor or other qualified person responsible for providing the information required in this section.
(2) 
A map showing the location of the proposed subdivision and/or land development with respect to the municipality's flood-prone areas, including but not limited to information on the base flood elevations, boundaries of flood-prone areas, proposed lots and sites, fills, flood or erosion protective facilities and areas subject to special deed restrictions.
(3) 
Where the subdivision and/or land development lies partially or completely in the flood-prone areas or where the subdivision and/or land development borders on the flood-prone areas, the preliminary plan map shall include detailed information giving the location and elevation of proposed roads, public utilities and building sites. All such maps shall also identify accurately the boundaries of the flood-prone areas and shall contain information showing that adequate drainage will be provided to reduce exposure to flood hazards.
(4) 
Copies of all necessary permits from those governmental agencies from which approval is required by federal or state law.
A. 
Filing. The subdivider, 10 days prior to the meeting of the Commission at which consideration is desired, shall file with the Commission six copies of a preliminary plat of the proposed layout of the subdivision.
B. 
Action by Commission.
(1) 
The Commission shall submit copies of the preliminary plat to the Engineer, public utilities and other public agencies, and shall return the plat to the subdivider either approved or with recommendations for changes necessary for approval. The Commission shall act on any such preliminary plat within 60 days of its being received. In the event that any variance from this chapter is requested by the subdivider or is deemed necessary by the Commission for approval, the variance and the reasons for its necessity shall be entered in the records of the Commission.
(2) 
The Commission shall determine whether the preliminary plat shall be approved, approved with modifications or disapproved, and shall notify the subdivider, in writing, thereof, including, if approved with modifications or disapproved, a statement or reasons for such action, and return a copy of the preliminary plat to the subdivider.
C. 
Engineering data.
(1) 
Before taking final action on any submitted plat, the Commission may submit copies of the preliminary plat and accompanying data to the Engineer, who shall advise the Commission as to the suitability of all engineering details and specifications; to the Sanitarian of the State Department of Health, local Health Officer or other qualified personnel, where septic tanks and/or wells are to be utilized, who shall determine, on the basis of a percolation test, the minimum lot size permissible; and to all affected public utilities, who shall be requested to make recommendations as to the suitability of the utility easements.
(2) 
The required percolation tests shall be made in accordance with all rules and regulations set forth by the Commonwealth of Pennsylvania, Department of Health, Bureau of Environmental Health. All costs incurred through the conducting of said tests shall be the responsibility of the subdivider and/or developer.
D. 
Approval. Approval of the preliminary plat shall not constitute approval of the final subdivision plat by the governing body.
A. 
The preliminary plat shall be drawn on a copy of the topographic map and shall show:
(1) 
The layout, names and widths of the right-of-way, cartway and paving of proposed streets, alleys and easements.
(2) 
The layout of lots, showing dimensions, lot numbers and approximate area of each lot.
(3) 
Parcels of land intended to be dedicated or reserved for schools, parks, playgrounds or other public, semipublic or community purposes.
B. 
The preliminary plat shall be accompanied by the following data and maps:
(1) 
A profile of each street, including grades.
(2) 
Location of existing and proposed utility mains.
(3) 
Location plans of proposed sanitary and/or storm sewers and of any proposed water distribution system.
A. 
Filing.
(1) 
The subdivider shall, not later than six months after the date of approval of the preliminary plat, file with the Commission a final plat. Failure to comply with the time limitation herein provided shall make the approval of the preliminary plat null and void, unless an extension of time is requested by the subdivider and for good cause granted by the governing body.
(2) 
Six copies shall be filed by the subdivider with the Commission 45 days prior to the meeting of the governing body at which consideration is desired.
B. 
Conformance with preliminary plat. The final plat shall have incorporated all the changes and modifications required by the Commission; otherwise, it shall conform to the approved preliminary plat, and it may constitute only that portion of the approved preliminary plat which the subdivider proposes to record and develop at the time, provided that such portion conforms to all of the requirements of this chapter.
C. 
Guaranty. Before approval of a final plat, the governing body must be 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 Engineer, that all improvements required in Article V will be installed by the owner in strict accordance with the standards and specifications of the governing body and within a specified time after approval of the final plat.
D. 
Approval. The governing body shall determine whether the final subdivision plat shall be approved or disapproved and shall give notice to the subdivider not later than 40 days after such application is filed in the following manner:
(1) 
If approved, the governing body and Commission shall sign the original final subdivision plat and attach thereto a notation that it has received approval and return it to the subdivider for compliance with the recording requirements.
(2) 
If disapproved, the governing body shall attach to the plat a statement of reasons for such action and return it to the subdivider.
(3) 
Failure of the governing body to render a decision and communicate it to the applicant within the time and in the manner required herein shall be deemed an approval of the application in terms as presented, unless the applicant has agreed, in writing, to an extension of time or change in the prescribed manner of presentation of communication of the decision, in which case, failure to meet the extended time or change in manner of presentation of communication shall have like affect.
E. 
Changes. No changes, erasures, modifications or revisions shall be made on any final plat of a subdivision after approval has been given by the governing body and endorsed, in writing, on the plat, unless the plat is first resubmitted to the governing body.
F. 
Recording.
(1) 
Within 90 days after the date of approval of the final plat by the governing body, the owner shall record an approved duplicate copy thereof in the office of the County Recorder of Deeds, and forthwith file with the governing body a recorder's certificate that the approved plat has been recorded, with the deed book and page numbers indicated and two copies of the recorded plat.
(2) 
The recording of the plat shall not constitute grounds for assessment increases until such time as lots are sold or improvements are installed on the land included within the subject plat.
G. 
Effect of plat approval on Official Map. After a plat has been approved and recorded as provided in this article, all streets and public grounds on such plat shall be and become a part of the Official Map of the municipality without public hearing.
The final plat shall be drawn in ink on linen or acetate sheets according to the following size requirements: folded, 8 1/2 inches by 11 inches, 17 inches by 22 inches, 22 inches by 34 inches or 34 inches by 44 inches, and shall show:
A. 
Primary control points, approved by the Engineer, or description and ties to such control points, to which all dimensions, angles, bearings and similar data on the plat shall be referred.
B. 
Tract boundary lines, right-of-way lines of streets, easements and other rights-of-way and property lines of residential lots and other sites, with accurate dimensions, bearings or deflection angles and radii, arcs and central angles of all curves.
C. 
Topography, as required under § 148-8C.
D. 
Name and right-of-way width of each street or other right-of-way.
E. 
Location, dimensions and purpose of easements.
F. 
Number to identify each lot and/or site, and street numbers of lots.
G. 
Purpose for which sites other than residential lots are dedicated or reserved.
H. 
Building lines on all lots and other sites.
I. 
Location and description of survey monuments. All permanent reference monuments shall be shown by an "x" on the plat.
J. 
Names of record owners of adjoining unplatted land.
K. 
Reference to recorded subdivision plats of adjoining platted land by record name, date and number.
L. 
Certification of title, showing that applicant is the owner of the land.
M. 
Certification by licensed surveyor or licensed engineer certifying to accuracy of survey and plat.
N. 
Statement by owner dedicating streets, rights-of-way and any sites for public uses which are to be dedicated.
O. 
Proposed protective covenants running with the land, if any.
P. 
Proposed contours at vertical intervals as required by the Commission.
Q. 
The exact location and elevation of all proposed buildings, structures, roads and public utilities to be constructed in flood-prone areas; and accurate identification of the boundaries of the flood-prone areas.
[Added 5-9-1977 by Ord. No. 974[1]]
[1]
Editor's Note: This ordinance also redesignated former Subsections Q and R as Subsections R and S, respectively. Former Subsection S was therefore redesignated as Subsection T.
R. 
Other data. The plat shall be accompanied by the following data in form prescribed by the engineering specifications.[2]
(1) 
Profiles of streets and alleys, showing grades at a minimum scale of 40 feet horizontal and four feet vertical.
(2) 
Cross sections of streets and alleys, showing the width of right-of-way, width of cartway, location and width of sidewalks and location and size of utility mains.
(3) 
Plans and profiles of proposed sanitary and/or stormwater sewers, with grades and pipe sizes indicated, and a plan of any proposed water distribution system, showing pipe sizes and location of valves and fire hydrants.
(4) 
Location and method of streetlighting facilities.
[2]
Editor's Note: See Article VI of this chapter.
S. 
Such certificates, affidavits, endorsements or dedications as may be required by the Commission or the governing body of the municipality in the enforcement of these regulations, and at least in the amount and form of the following:
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(1) 
Adoption, dedication and release of individual.
KNOW ALL MEN BY THESE PRESENTS, that (I, we) __________________ (Name of Individual Owner) of _____________ (Community) ______________ County, Pennsylvania, for (myself, ourselves) and (my, our) heirs, executors, administrators and assigns, do hereby adopt this as (my, our) plan of lots for property owned by (me, us) in ______________(Community) ____________, ____________ (County) _____________, Pennsylvania, and for divers advantages accruing to (me, us) do hereby dedicate for public use for highway purposes the streets shown upon this plan with the same force and effect as if the same had been opened through legal proceedings, and (I, we) further do hereby covenant and agree to and by these presents to release and discharge the said _________________ (Community) ____________, and its successors or assigns, from liability for damages arising or to arise from the appropriation of said ground for public highways and the physical grading thereof and any grades that may be established.
This adoption, dedication and release shall be binding upon (me, us), (my, our) heirs, executors, administrators and assigns and purchasers of lots in this plan.
In witness whereof, (I, we) have affixed to these presents (my, our) hands and seals this _____ day of ___________, 20___
ATTEST:
State of Pennsylvania
)
) SS:
County of
)
Before me, the subscriber, a notary public in and for said state and county, personally appeared the above-named and acknowledged the foregoing adoption, dedication and release to be (his, their) act and deed and desired the same to be recorded as such.
Witness my hand and notarial seal this______ day of _________, 20___
Notary Public
(2) 
Dedication and release of corporation.
KNOW ALL MEN BY THESE PRESENTS, that the ___________________ (Name of Corporation), a corporation, _______________, by virtue of a resolution of the Board of Directors thereof, does hereby adopt this as its plan of lots of its property situate in ___________ (Community) _________________, _________________ County, Pennsylvania, and for divers advantages accruing to it does hereby dedicate for public use, for highway purposes, the streets shown upon this plan, with the same force and effect as if the same had been opened through legal proceedings, further does hereby covenant and agree to and by these presents to release and discharge the said __________________ (Community) ________________, and its successors or assigns, from liability for damages arising or to arise from the appropriation of said ground for public highways and the physical grading thereof, and any grades that may be established.
This dedication and release shall be binding upon ___________________ (Name of Corporation) _________________, its successors and assigns and purchasers of lots in this plan.
In Witness Whereof, the said corporation has caused its corporate seal to be affixed by the hand of its president and the same to be attested by its secretary, this _________day of ___________, 20___
Secretary
President
State of Pennsylvania
)
) SS:
County of
)
On this _____ day of ___________, 20___, before me, a Notary Public in and for said county and state, personally appeared ________________(Name and Title of Officer), of the ______________(Name of Corporation) _____________, who being duly sworn, deposeth and saith that he was personally present at the execution of the adoption, release and dedication and saw the common and corporate seal of the said corporation duly affixed, and that the above release and dedication was duly signed and sealed by and as for the act and deed of the said _____________ corporation, for the uses and purposes therein mentioned and that the name of this deponent subscribed to the said release and dedication as ______________(Title of Officer) _____________ of said corporation, in attestation of the due execution and delivery of said release and dedication of this deponent's own and proper and respective handwriting.
Title of Officer
Sworn to and subscribed before me the day and date above-written.
WITNESS MY HAND AND NOTARIAL SEAL
this _______day of ______________, 20___
My Commission expires the _______day of ___________, 20____
Notary Public
(3) 
Engineer's certificate.
I, _______________________, a registered professional engineer (or registered surveyor) of the Commonwealth of Pennsylvania, do hereby certify that this plan correctly represents the lots, lands, streets, alleys and highways as surveyed and plotted by me for the owners or agents.
(Engineer) Registration No.
SEAL:
(4) 
Approval by governing body.
Approved by the governing body of ___________ (Community) ______________, ______________County, Pennsylvania, by a resolution adopted this________ day of ____________, 20___
Secretary
President
The governing body of _________________ (Community) ___________ hereby gives public notice that in approving this plan for recording purposes only, the municipality assumes no obligations, legal or otherwise, expressed or implied, either to accept said streets as official streets or roads, grade, pave and curb the streets in said plan or construct sewers therein, or to install any other such service ordinarily installed in official streets or roads.
ATTEST:
Secretary
President
State of Pennsylvania
)
) SS:
County of
)
(5) 
Approval by the Planning Commission.
Approved by the
City Planning Commission
20___
(6) 
Certificate of County Recorder of Deeds.
Recorded in the Recorder's Office for the recording of deeds, plans, etc., in said county, in Plan Book Vol.
, Page
Given under my hand and seal this
day of
, 20
Recorder
T. 
When the county has a Planning Commission, all final plats shall have evidence of review by said County Planning Commission, in the form of a seal or other insignia, prior to submission to the local governing body for final approval.