All sketch, preliminary and final plans submitted
for approval or review shall meet the requirements outlined in the
following sections.
All plans submitted shall comply with the following:
A.
Plan information. All plans shall contain the following
information:
(1)
The name of the record owner.
(2)
The name of the subdivider or developer if different
than owner.
(3)
The name of the proposed subdivision.
(4)
Tract boundaries.
(5)
The name of the municipality(ies) in which subdivision
is located.
(6)
The municipal boundary lines, if appropriate.
(7)
The proposed and existing street and lot layout.
(8)
North point.
(9)
Graphic scale.
(10)
Date of submission.
(11)
The name of the designer, registered engineer,
surveyor or planner responsible for the plan. All plans must be sealed
by a professional engineer and/or surveyor in accordance with state
law requirements (optional for sketch plan).
(12)
The names of adjoining owners or subdivisions
of all properties abutting the proposed subdivision.
(13)
All existing watercourses, streams, ponds, lakes,
etc.
(14)
Existing development, including streets and
buildings and natural features within 500 feet of the proposed subdivision.
B.
Plan presentation. All plans shall be presented as
follows:
(1)
Clear, legible, white print.
(2)
On sheets 18 inches by 24 inches or 24 inches by 36
inches (on as many sheets as necessary).
(3)
Free from any data or graphics along the edges of
each sheet to provide a border of at least two inches along one short
edge, either the top or the left side, and a border of at least one
inch along the remaining three sides.
(4)
Drawn to scale.
(5)
Scale not smaller than one inch equals 100 feet, except
for sketch plans.
A.
Purpose of sketch plan. A subdivision sketch plan
shall be submitted by the developer as a basis for informal discussion
with the Planning Commission and the Borough Council. Submission of
sketch plans are optional and do not require formal approval by the
Borough.
B.
Plan information. Data furnished in a sketch plan shall include the following information in addition to that required in § 153-47:
(1)
Wetlands, swampy areas, springs, areas subject to
annual flooding and the boundary of any one-hundred-year floodplain.
(2)
Areas of rock outcropping.
(3)
Areas of stone fields.
(4)
Other significant topographical and physical features.
(5)
Topographic information transferred from United States
Geological Survey maps.
(6)
The use to which various areas will be put (e.g.,
residential, commercial, industrial, recreation).
C.
Other sketch plan requirements. A subdivision sketch plan must be to scale but precise dimensions are not required. A sketch to an appropriate scale, on one sheet, shall be submitted covering the entire tract within which the subdivision is situated, showing that adequate and well-designed road extensions can be provided throughout the entire tract and to adjoining tracts, considering the various design standards listed in Article VI.
A.
Purpose of preliminary plan. A preliminary plan is
a tentative plan, in lesser detail than a final plan, showing proposed
streets and street grades and lot layouts and the information required
below for the purpose of securing Borough approval on which the preparation
of the final plan can be based.
B.
Plan information. The preliminary plan shall show or to be accompanied by following information in addition to that required in § 153-47 and shall also include the information required for the sketch plan in § 153-48B:
(1)
Total acreage of the tract and subdivision.
(2)
Number of lots proposed.
(3)
Length of new street proposed.
(4)
Type of public or central water supply and sewage
disposal facilities proposed.
(5)
Zoning requirements and proof of any variance, special
exception or conditional use which may have been granted.
(6)
A location map for the purpose of locating the site
to be subdivided at a scale of not less than one inch to 2,000 feet,
showing the relation of the tract to adjoining property and to all
streets, roads and municipal boundaries existing within 4,000 feet
of any part of the property proposed to be subdivided.
(7)
Contours at vertical intervals not more than five
feet. The Borough may waive this requirement if the nature of the
subdivision proposal does not require contours at greater accuracy
than those transferred from the United States Geological Survey maps.
(8)
Tract boundaries showing bearings and distances.
(9)
All contours and elevation points within the subdivision
tract established and run direct from United States Coast and Geodetic
Survey bench marks with said datum fixed on permanent monuments in
the subdivision. The preliminary and final plans shall contain a full
and complete description of all such bench marks and their elevations
above mean sea level. In the event that United States Coast and Geodetic
Survey bench marks are not readily available, a beginning bench mark
will be established from United States Geological Survey Map Quadrangles
and noted on the plan.
(10)
The location and dimension of any street or
easement which abuts the land to be subdivided.
(11)
All existing tree masses and other significant
natural features, such as rock outcroppings, springs, swampy areas,
wetlands and areas subject to annual flooding and the one-hundred-year
floodplain.
(12)
All existing building, sewer systems, water
systems, bridges, petroleum products lines, gas lines, electric power
lines and other significant man-made features within 500 feet of the
tract.
(13)
All existing streets on, adjacent to or within
500 feet of any part of the tract, including name, right-of-way width
and cartway width.
(14)
All existing property lines, easements and rights-of-way
and the purpose for which the easements or rights-of-way have been
established.
(15)
The location and width of any streets or other
public ways or places shown upon any adopted or official Borough,
county or Joint Planning Commission Plan, if applicable.
(16)
The full plan of the development, showing the
location and width of all proposed streets, roads, alleys, utility
rights-of-way and easements, parks, playgrounds, lakes, ponds or other
bodies of water and other public buildings and areas; suggested street
names; proposed lot lines and approximate dimensions of lots; lot
numbers in consecutive order; driveway access points on corner lot
where proposed; proposed minimum setback for each street; and all
streets and other areas designated for appurtenant facilities, public
use or proposed to be dedicated or reserved for future public use,
together with conditions of such dedications or reservations.
(17)
A preliminary plan for surface drainage of the tract to be subdivided as required by Article VI and Appendix A,[1] to include all existing or proposed watercourses, lakes,
swampy areas subject to periodic floodings; the location and results
of percolation tests; rock outcroppings and stone fields. Plans for
dams, lakes or alteration of watercourses shall meet the requirements
of the Pennsylvania Department of Environmental Resources (DER).
[1]
Editor's Note: Said Appendix A, Specifications
for Required Subdivision and Land Development Improvements, is on
file in the office of the Borough Secretary.
(18)
Typical cross sections and other center-line
profiles for proposed streets as shown on the preliminary plan. These
plans may be submitted as separate sheets.
(19)
Preliminary designs of any bridges or culverts
which may be required and which shall meet the requirements of DER.
These designs may be submitted as separate sheets.
(20)
Where the preliminary plan covers only a part
of a subdivider's entire holding, a sketch of the new prospective
street layout for the remainder. Such sketch shall be used to determine
the feasibility of future street extensions and shall not be binding
until a final subdivision plan for the remainder is approved.
(21)
Preliminary layout of utilities prepared in
cooperation with the utility company to show how service can be made.
A letter should accompany the plan indicating that the utility plan
has been reviewed by the various utility companies involved and is
considered feasible.
(22)
Proposed landscaping indicated on the preliminary
plan showing the locations for trees, if any, and any required buffer
strips.
(23)
Copies of any proposed deed restrictions and
protective and restricted covenants.
(24)
The latest current appropriate United States Geological Survey Quadrangle Map, or portion thereof, with the boundaries of the entire tract containing the subdivision clearly outlined to approximate scale. This map may also be used to satisfy the requirements of the location map [see Subsection B(6) above].
A.
The final plan shall include all of the information
required herein and shall satisfy all the requirements and conditions
of any preliminary plan approved for the subdivision or land development.
The final plan shall consist of the following:
(1)
The original drawing shall be in a form suitable for
final approval and subsequent recording. It shall be a clear, legible
and reproducible document prepared on Mylar or equivalent permanent
material, with all drawings, writings and signatures thereon prepared
in permanent black opaque ink. The plan shall contain the original
seals of the registered professional surveyor, engineer and/or other
qualified professional responsible for the plan. The form of any required
endorsement of any notary, Borough, county or other governmental bodies
or otherwise to whom the plan has been submitted for review and/or
approval shall also be included in the plan so that these endorsements
may be executed at the appropriate time after the review or approval
of each agency has occurred.
(2)
The final plan shall be prepared on sheets not larger
than 24 inches by 36 inches overall. Where necessary to avoid larger
than the maximum size prescribed above, the final plan shall be drawn
in two or more sections, accompanied by a key diagram showing the
relative location of each section.
(4)
After the plan has received final approval from the
Borough and after the Borough signature(s) denoting final approval
are affixed on the plan, the applicant shall secure the signature(s)
of the Joint Planning Commission (JPC) of Lehigh-Northampton Counties
denoting completion of the JPC review.
B.
The final plan shall then be recorded by the subdivider/applicant in accordance with the requirements of § 153-19.
C.
Plan information. The final plan shall show or be
accompanied by the following:
(1)
The proposed subdivision name or identifying title;
the name of the municipality(ies) within which it is situated.
(2)
The name and address of the owner and subdivider and
the name, license number and seal of the registered professional engineer
or surveyor.
(3)
Date, North point and graphic scale.
(4)
Total acreage and total number of lots.
(5)
The names of adjoining subdivisions, if any, and the
book and page where recorded and the names of all owners of all adjacent
unplotted land.
(6)
A location map for the purpose of locating the site
to be subdivided at a scale not less than 2,000 feet to one inch showing
the relation of the property to adjoining property and to all streets,
roads and municipal boundaries within 4,000 feet of any part of the
property proposed to be subdivided. (United States Geological Survey
Quadrangle Map may be used for this purpose.)
(7)
The full plan of development, including tract boundaries,
street lines, lot lines, pedestrianways, easements and open spaces.
Any limitations of the easements shall be noted on the plan.
(8)
Any existing public lands, all open spaces for which
offers of dedication are included and all those other areas to which
title is reserved by the owner.
(9)
Sufficient data acceptable to the Borough Engineer
to determine readily the location, bearing and length of every boundary
line [a field survey to be closed with an error not to exceed one
in 5,000 and balanced], street line and lot line and to reproduce
such lines upon the ground. All dimensions shall be shown in feet
or hundredths of a foot and bearings shown to 10 seconds of an arc.
(10)
Lots numbered in consecutive order and names
of streets.
(12)
A typical lot grading plan, if any, shall accompany
the final plan and be part of it.
(13)
A landscaping plan, if any, also will be submitted,
which shall show the location of street trees and the treatment of
buffer strips.
(14)
A utility plan will also be submitted showing
how the utilities will be installed.
(15)
A drainage and stormwater drainage plan with
standard construction details shall accompany the final plan and be
part of it.
(16)
Complete street profile plans with existing
ground elevations and proposed finished center-line grades indicated
at fifty-foot stations, together with all vertical curve data, shall
accompany the final plan and be part of it.
(17)
A plan of recommended areas for locating individual
wells, septic tanks and subsurface disposal areas for the entire area
to be subdivided or a plan of centralized water and sewer facilities.
(18)
All construction improvement standards, such
as typical road sections, typical channel sections, special designs
of structures, bridges and headwalls and street index listings, shall
appear on the appropriate drawings.
(19)
Copies of any proposed deed restrictions and
protective and restrictive covenants.
(20)
All plan sheets comprising the set of final
plans shall be consecutively numbered as Sheet 1 of 2, etc.
(21)
The set of plans shall be neatly bound on the
left or top to make the book of drawings.
(22)
Appropriate signature statements and blocks
suitable for required endorsements shall appear on the first sheet
of the set of plans. The responsible officials will sign a sheet of
reproducible drawings on Mylar or comparable material.
D.
The final plan shall allow for the proper sequence
of development of the preliminary plan by requiring that any public
improvements be developed simultaneously with the lots they serve
in order to provide adequate traffic circulation, fire protection
and Borough services.
E.
The Borough will not grant final approval until comments
and recommendations have been obtained from all agencies of federal,
state and county government concerned with the proposed development.
