The scale and sheet size of the sketch plan of a proposed subdivision shall be as required in § 335-14A for preliminary plans. The sketch plan shall contain at least the following data, legibly drawn to scale, but not necessarily showing precise dimensions:
A.
The preliminary plan of a proposed subdivision shall be clearly and legibly drawn to scale of one inch equals 50 feet, except that:
(1)
If the average size of the proposed lots in the subdivision is five acres or larger, the plan may be drawn to a scale of one inch equals 100 feet.
(2)
If the subdivision proposes lots with an average frontage of less than 50 feet, the plan may be drawn to a scale of one inch equals 20 feet.
(3)
If the subdivision contains more than 200 acres, the plan may be drawn to a scale of one inch equals 200 feet.
C.
If the preliminary plan requires more than one sheet, a key diagram showing relative location of the several sections shall be drawn on each sheet.
D.
The preliminary plan shall show:
(1)
Name of the proposed subdivision and of the municipality in which it is located.
(2)
North point, graphic scale, written scale and date, including the month, day and year that the original drawing was completed, and the month, day and year that the original drawing was revised, for each revision.
(3)
Name of record owner (and subdivider).
(4)
Name and address of registered engineer, surveyor or land planner responsible for the subdivision plan.
(5)
Names of all abutting subdivisions, if any, with the book and page numbers where recorded.
(6)
A key map, for the purpose of locating the property being subdivided, drawn at a scale of one inch equals 800 feet and showing the relation of the property, differentiated by tone or pattern, to adjoining property and to all streets, roads, municipal boundaries and recorded subdivision plans existing within 1,000 feet of any part of the property. In addition, the name and approximate distance to the closest recognized city, town or village, or the approximate distance to the nearest existing street, shall be shown and a title, scale and North point shall be indicated.
(7)
Total tract boundaries of the property being subdivided, showing bearings and distances, and a statement of total acreage of the property.
(8)
Zoning data, including all of the following which are applicable:
(a)
Existing municipal zoning regulations, including district designations, requirements for lot sizes and front yards and any zoning district boundary lines traversing the proposed subdivision.
(b)
Any changes in the existing zoning proposed to be requested by the subdivider.
(c)
A note to the effect that the municipality is not zoned.
(d)
Any municipal regulations, other than zoning, governing lot size and/or front yard requirements.
(9)
Contour lines at vertical intervals of at least two feet for land with average natural slope of 4% or less and at intervals of at least five feet for land with average natural slope exceeding 4%.
(10)
Location and elevation of the datum to which contour elevations refer; where reasonably practicable, datum used shall be a known, established bench mark.
(11)
All existing sewer lines, waterlines, fire hydrants, utility transmission lines, culverts, bridges, railroads, watercourses, floodplain areas and other significant man-made or natural features within the proposed subdivision and within 50 feet from the boundaries of the proposed subdivision.
(12)
All existing buildings or other structures and the approximate location of all existing tree masses within the proposed subdivision.
(13)
All existing streets, including streets of record (recorded but not constructed), on or abutting the tract, including names, right-of-way widths, cartway (pavement) widths and approximate grades.
(14)
The full plan of proposed development, including.
(a)
Location and width of all streets and rights-of-way, with a statement of any conditions governing their use.
(b)
Suggested street names and utility easement locations.
(c)
Building reserve (setback) lines along each street.
(d)
Lot lines with approximate dimensions.
(e)
A statement of the intended use of all nonresidential lots and parcels.
(f)
Lot numbers and a statement of the total number of lots and parcels.
(g)
Sanitary and/or storm sewers (and other drainage facilities), with the size and material of each indicated, and any proposed connections with existing facilities.
(h)
Parks, playgrounds and other area dedicated or reserved for public use, with any conditions governing such use.
E.
The preliminary plan shall be accompanied by the following supplementary data, as applicable:
(1)
Typical street cross-section drawing(s) for all proposed streets. Cross-section drawings may be shown on either the preliminary plan or on the profile sheets required by § 335-14E(2).
(2)
Tentative profiles along top of cartway (pavement) edges or along the top of curb for both sides of each proposed street shown on the preliminary plan. Such profiles shall show natural and finished grades at one of the following sets of scales:
(a)
One inch equals 10 feet horizontal and one inch equals one-foot vertical.
(b)
One inch equals 20 feet horizontal and one inch equals two feet vertical.
(c)
One inch equals 40 feet horizontal and one inch equals four feet vertical.
(d)
One inch equals 50 feet horizontal and one inch equals five feet vertical.
(3)
In lieu of the separate profile sheets required by § 335-14E(2) above, the tentative finished cartway (pavement) edge or top of curb grades for both sides of each street may be labeled on the preliminary plan.
(4)
Where deemed necessary by the Borough Planning Commission, a plan for the surface drainage of the tract to be subdivided. Such plan shall include stormwater runoff calculations for the entire property being subdivided and shall show the proposed method of accommodating the anticipated runoff.
(5)
Preliminary designs of any bridges or culverts which may be required. Such designs shall meet all applicable requirements of the Water and Power Resources Board and/or the Pennsylvania Department of Highways.
A.
The final plan of a proposed subdivision shall be clearly and legibly drawn to a scale of one inch equals 50 feet, except that:
B.
If the final plan requires more than one sheet, a key diagram showing the relative location of the several sections shall be drawn on each sheet.
C.
The final plan shall show:
(1)
Name of proposed subdivision (or other identifying title) and of the municipality in which it is located.
(2)
North point, graphic scale, written scale and date, including the month, day and year that the original drawing of the final plan was completed and the month, day and year that the original drawing was revised, for each revision.
(3)
Name of the record owner (and subdivider) of the tract and the source(s) of title to the land being subdivided, as shown by the records of the County Recorder of Deeds.
(4)
The name, address, license number and seal of the registered professional engineer or surveyor responsible for the plan.
(5)
The names of all abutting subdivisions, if any, with the book and page numbers where recorded, and the names of the owners of all adjacent unplotted land, if any, and the book and page number where recorded.
(6)
A key map, for the purpose of locating the property being subdivided, drawn at a scale of one inch equals 800 feet, and showing the relation of the property, differentiated by tone or pattern, to adjoining property and to all streets, roads, municipal boundaries and recorded subdivision plans existing within 1,000 feet of any part of the property. In addition, the name and approximate distance to the closest recognized city, town or village or the approximate distance to the nearest street shall be shown and a title, scale and north point shall be indicated.
(7)
The total tract boundary lines of the area being subdivided with accurate distances to hundredths of a foot and bearings to 1/4 of a minute. These boundaries shall be determined by accurate survey of the field, which shall be balanced and close with an error of closure not to exceed one foot in 10,000 feet; provided, however, that the boundary(ies) adjoining additional unplotted land of the subdivider (for example, between separately submitted final plan sections) are not required to be based upon field survey and may be calculated. The location and elevation of all boundary line (perimeter) monuments shall be indicated, along with a statement of the total area of the property being subdivided. In addition, the engineer or surveyor shall certify, using the form specified in Appendix II,[1] to the accuracy of the survey, the drawn plan, and the placement of the monuments.
[1]
Editor's Note: Appendix II is on file in the Borough offices.
(8)
Zoning data, including all of the following which are applicable:
(a)
The Borough of Birdsboro zoning regulations, including district designations, requirements for lot sizes and front yards and any zoning district boundary lines traversing the proposed subdivision.
(b)
Any changes in the existing zoning proposed to be requested by the subdivider.
(c)
Any municipal regulations, other than zoning, governing lot size and/or front yard requirements.
(9)
The name (or number) and cartway width and lines of all existing public streets and the name and location of all other roads within the property.
(10)
The following data for the cartway edges (curblines) and right-of-way lines of all recorded (except those which are to be vacated) and/or proposed streets, and for the right-of-way lines of all existing streets, within the property:
(a)
The length (in feet and hundredths of a foot) of all straight lines and of the radius and the arc (or chord) of all curved lines (including curved lot lines).
(b)
The width (in feet) of the cartway, right-of-way and, if required, of the ultimate right-of-way, and (in degrees, minutes and quarters of a minute) of the delta angle of all curved lines, including curved lot lines.
(11)
All straight lot lines, defined (in feet and hundredths of a foot) by distances, and (in degrees, minutes and quarters of a minute) either by magnetic bearings or by angles of deflection from other lot and street lines.
(12)
Lot numbers and a statement of the total number of lots (and parcels).
(13)
A statement of the intended use of all nonresidential lots, with reference to restrictions of any type which exist or will exist as covenants in the deed for the lots contained in the subdivision and, if recorded, including the book and page number.
(14)
The proposed building reserve (setback) line for each lot or the proposed placement of each building.
(15)
The location (and elevation, if established) of all existing and proposed street monuments as required by § 335-25H(4).
(16)
All easements or rights-of-way where provided for or owned by public services and any limitations on such easements or rights-of-way. Rights-of-way shall be shown and accurately identified on the plan, and easements shall either be shown or specifically described on the plan. Easements should be located in cooperation with the appropriate public utilities.
(17)
Locations, size and invert elevation of all sanitary and/or storm sewers and location of all manholes, inlets and culverts (this data may be submitted as a separate plan).
(18)
If the subdivision proposes a new street intersection with a state legislative route; and the intersection occupancy permit number(s) shall be indicated for all such intersections.
(19)
A certification of ownership, acknowledgment of plan and offer of dedication shall be lettered on the plan, using the form specified in Appendix I,[2] and shall be duly acknowledged and signed by the owner(s) of the property before an officer authorized to take acknowledgment of deeds.
[2]
Editor's Note: Appendix I is on file in the Borough offices.
(21)
A blank space measuring 3 1/2 inches square shall be left, preferably adjacent to the municipal certification, in which the endorsement stamp of the County Planning Commission may be applied.
(22)
A blank space measuring three inches square shall be left along the lower edge of the sheet, in order that the Recorder of Deeds may acknowledge receipt and recording of the plan when it is presented.
D.
The final plan shall be accompanied by the following supplementary data, where applicable:
(1)
Typical street cross-section drawing(s) for all proposed streets. Cross-section drawings may be shown either on the final plan or on the profile sheets required by § 335-15D(2).
(2)
Profile sheets for all proposed streets within the tract. Such profiles shall show at least the following information, properly labeled:
(a)
Existing (natural) profiles along both cartway edges or along the center line of each street.
(b)
Proposed finished grade of the center line, or proposed finished grade at the tope of both curbs, or proposed finished grade at both cartway (pavement) edges.
(c)
The length of all vertical curves.
(d)
Existing and proposed sanitary sewer mains and manholes.
(e)
Existing and proposed storm sewer mains, inlets, manholes and culverts.
(3)
The profile sheets required by § 335-15D(2) shall be legibly drawn at one of the following sets of scales:
(a)
One inch equals 10 feet horizontal and one inch equals one-foot vertical.
(b)
One inch equals 20 feet horizontal and one inch equals two feet vertical.
(c)
One inch equals 40 feet horizontal and one inch equals four feet vertical.
(d)
One inch equals 50 feet horizontal and one inch equals five feet horizontal.
(4)
All offers of dedication, and covenants governing the reservation and maintenance of undedicated open space, which shall bear the certificate of approval of the Borough of Birdsboro Borough Solicitor as to their legal sufficiency.
(5)
Such private deed restrictions, including building setback lines, as may be imposed upon the property as a condition to sale, together with a statement of any restrictions previously imposed which may affect the title to the land being subdivided.
(6)
Whenever a subdivider proposes to establish a street which is not offered for dedication to public use, the Borough Planning Commission may require the subdivider to submit and also to record with the plan a copy of an agreement made with the Borough of Birdsboro on behalf of his heirs and assigns, and which shall establish the conditions under which the street may later be offered for dedication, and shall stipulate, among other things:
(a)
That the street shall conform to the 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 municipal specifications.
(b)
That an offer to dedicate the street shall be made only for the street as a whole.
(c)
That the method of assessing repair costs is to be as stipulated.
(d)
That agreement by the owners of 51% of the front footage thereon shall be binding on the owners of the remaining lots.