Plans, maps, data and plats shall be prepared
and furnished by the developer as required herein to assure accurate
surveying, to provide adequate information for designing and preparing
plans and to facilitate review, approval and recording of plats. Plans
and maps shall be neat, legible, uncluttered and easily readable to
provide clear documentation of all data. See the Appendix for examples
of sample plans.[1]
[1]
Editor's Note: The sample plans are on file
and available for inspection in the office of the Borough Secretary.
The subdivider or land developer shall furnish
as part of an application for approval of a minor subdivision or land
development plan the following information on the required eighteen-by-twenty-four-inch
final plan sheets: [Where necessary, in order to avoid sheets larger
than above, plans should be drawn in two or more segments accompanied
by a key diagram showing relative location of the segments.]
A.
Title block. The title block shall include:
(1)
Identification of the plan as a final plan.
(2)
Name of the development, if any, and approximate address
and Tax Map sheet, block and lot number.
(3)
Name, address and phone number of the record owner(s),
subdivider(s), developer(s) and authorized agent(s).
(4)
Name of the Borough.
(5)
Written and graphic scale of plan.
(6)
Name, address and phone number of plan preparer.
(7)
Date of plan preparation and date(s) of subsequent
revisions.
(8)
Deed reference and source of title.
C.
Maps and data. Required information shall be as follows:
(1)
Location drawing: location drawing or map section,
at a scale of one inch equals 200 feet or larger, showing the location
of the proposed subdivision in relation to named streets, boundaries,
previous subdivisions, etc. The proposed subdivision or land development
area shall be identified by a tone or pattern differentiation, and
residual land of the subdivider shall be outlined. The location drawing
shall also contain a reference to north and, where possible, be depicted
in northerly alignment with the property drawing.
(2)
Property drawing: property drawing of the parcel which
is to be subdivided, with accurate dimensions in feet to the nearest
hundredth and with angles to the nearest one minute of 1°. Adjacent
residual lands of the owner which are not included in the proposed
development shall also be shown. The lot, tract or parcel drawing
shall include:
(a)
Bearings and dimensions for all property lines;
corporation lines; center and right-of-way lines of streets; easements
and other rights-of-way; natural and artificial watercourses, streams
and floodplain boundaries; wetlands; railroad rights-of-way, both
active and abandoned; strip mines; culm banks; tree courses and wooded
areas; bridges; culverts; other significant natural features; and
other boundary lines, with distances, radii arcs, chords and tangents
of all deflection angles, nearest second and error of closure of not
more than one foot in 10,000 feet.
(b)
Proposed lot, tract or parcel lines in prominent,
solid lines. Lot, tract or parcel lines proposed for removal shall
be shown in dashed or broken lines.
(c)
Location, type, material, size and identification
of all control points (iron pins, monuments, etc.) to which all dimensions,
angles and bearings are to be referred.
(d)
Accurate distances and directions to the nearest
established street corners or official monuments. Reference corners
shall be accurately described on the final plan.
(e)
Lot numbers or letters in progressive order
to identify each lot or tract. Numbers shall be utilized only for
lots, tracts or parcels which are eligible for independent or individual
use, whereas letters shall be utilized for lot additions, land exchanges
and transfer of lots or parcels which are not eligible for individual
use or development. Lot numbers or letters from previous plans shall
be encircled by a dashed- or broken-line circle while currently proposed
lot numbers or letters shall be encircled by a solid-line circle.
(f)
Square footage and acreage of all lots or parcels
involved in the subdivision or land development, including the acreage
in proposed recreation and other public, semipublic or community purposes,
but exclusive of land dedicated for public right-of-way.
(g)
The location, size and use of all existing buildings.
Proposed buildings shall be shown to the extent necessary to demonstrate
compliance with other ordinance criteria.
(h)
The building setback line prescribed in the
applicable zoning code.
(3)
Streets, utilities, topography and natural features
on the proposed subdivision and within 200 feet of the boundaries,
in accordance with the following:
(a)
Layout, right-of-way, pavement width and name
of all roads and streets, including cross sections and center-line
profiles of all proposed new streets, to be approved by the Borough
Engineer, and locations of curbs and sidewalks. If deemed necessary
by the Borough Engineer, percolation data shall also be submitted.
(b)
Size and location of all existing and proposed
utilities and utility easements, including sewers, drainage facilities,
waterlines, gas mains, cable television lines, telephone lines, electric
lines, fire hydrants and other significant man-made features. Tentative
cross sections and center-line profiles, size, capacity, manhole,
inlet and culvert invert elevations, proposed connections to each
existing utility and other explanatory data, as appropriate, shall
also be included for each.
(c)
Existing and proposed on-lot well and sewage
disposal system locations, as well as soil probe and percolation test
locations for sewage disposal systems.
(d)
The existing and proposed topography and drainage
of all proposed development sites shall be depicted, including existing
and proposed high and low points. Datum to which contour elevations
refer shall be shown. Where practicable, such data shall refer to
known established elevations. Contour intervals shall be a maximum
of five feet, except that development areas with a grade of less than
5% shall be depicted utilizing two-foot contour intervals. Lot additions
and currently developed sites shall be required to stipulate only
lot corner elevations or general topographic information.
(e)
Streams, ponds, waterways, floodplains, quarries,
sinkholes, subsidence areas, mine fire areas and other significant
and/or potentially hazardous topographical, physical or natural features.
Data on subsidence shall be the most current data from the Pennsylvania
Department of Environmental Protection and the United States Department
of the Interior.
(f)
Where slopes in excess of 10% occur within the
area proposed for development, a grading plan indicating the location
and magnitude of the proposed cuts and fills shall be included in
the application.
(g)
Existing zone districts shall be shown.
(6)
Name and property locations of all surrounding property
owners, including names of adjacent and nearby subdivisions.
D.
Plan notes and conditions. All necessary or recommended
supplementary subdivision or land development plan notes or conditions
shall either be prominently lettered on the plan or attached as a
textual supplement. These plan notes and conditions shall include,
but not be limited to:
(1)
The number of residential lots, typical lot size,
the acreage in proposed recreation and other public, semipublic or
community purposes and the number and type of dwelling units proposed,
if any.
(2)
Applicable zoning standards for front, rear and side
yard setbacks, minimum lot area, minimum lot width and zoning district.
(3)
Statement of intended use for all lots except those
intended for single-family detached dwellings.
(4)
A copy of all existing and/or proposed deed restrictions
or protective covenants which may be a condition of sale of the property.
These shall be accompanied by an affidavit by the owner that such
restrictions, etc., are not in violation of any existing local, state
or federal laws relating to discrimination, etc.
(5)
Other specifics or clarifications necessary to complete
the plan.
E.
Certifications and dedications. Certifications and
dedications shall be provided as follows:
(1)
A certification of ownership signed by the property
owner(s) verifying ownership and acceptance of the plan.
(2)
A statement signed by the owner(s) offering land for
dedication to public use for all appropriate streets, rights-of-way,
easements, parks, etc.
(3)
A certification statement by the plan preparer (registered
surveyor, engineer or landscape architect) verifying the plan accuracy.
(4)
Seal of the registered surveyor, engineer or landscape
architect responsible for plan preparation, to include a statement
that the plot represents a survey made by him/her and that all monuments
indicated thereon actually exist and that the location, size and material
of the same are correctly shown and that all of the requirements of
this chapter have been met. Any plan establishing property boundaries
shall be prepared and sealed by a registered surveyor as per the Pennsylvania
Engineer, Land Surveyor and Geologist Registration Law (63 P.S. § 148
et seq.).[1]
(5)
A copy of the Borough zoning permit for the proposed
subdivision or land development.
(6)
A copy of the approved sewage facilities planning
module or verification of any exemption thereof as determined by the
Pennsylvania Department of Environmental Protection in accordance
with the Pennsylvania Sewage Facilities Act (Act 537)[2] and as required by Chapter 71 of Title 25, Environmental
Protection, of the Pennsylvania Code, and copies of any required permits
for the construction or extension of any sewer system or the connection
into any existing sewer system.
[Amended 3-21-2011 by Ord. No. 2011-1]
[2]
Editor's Note: See 35 P.S. § 750.1 et seq.
(7)
A copy of the developer's approved erosion and sedimentation
control plan, including certification that any related permit required
by the Pennsylvania Department of Environmental Protection or the
Lackawanna County Conservation District has been issued.
(8)
A copy of the application to PennDOT for any highway
occupancy permit to be required by the project.
(9)
Certification from the water company proposed as the
source of central water service that it can and will provide the specified
level of water service. A sample of the required certification form
is attached as an Appendix to this chapter. Also attached are preliminary
and final plan specimens.[3] These are provided for the guidance of both the municipality
and the applicant. It is understood that said specimens are not complete
and that the applicant is required to include all the information
contained in this article in any preliminary or final plans submitted.
The data required on the preliminary and/or final plans may be presented
on multiple layers, if necessary or desired, in order to assure readability,
e.g., utility information may be placed on a separate sheet, etc.
Cross sections and profiles shall ordinarily be placed on separate
sheets.
[3]
Editor's Note: These materials are on file
and available for inspection in the office of the Borough Secretary.
F.
Exemption of minor subdivision and land development
applicants from detailed plan requirements.
(1)
It will be the prerogative of the municipality to
exempt individual applicants for minor subdivisions, within reason,
from some of the more detailed requirements of a full application
for minor subdivision approval. Applicants requiring such exemption
should submit a request for such at the time of application submission,
detailing those requirements from which relief is sought and the reason
for such request for relief. Where cost is a factor, the applicant
should cite the potential cost of full compliance and the source of
the cost estimate.
(2)
The Planning Commission, at its first meeting following
the submission of an application for minor subdivision approval which
includes a request for relief from full application preparation, will
review and recommend action on the request to the Borough Council.
If the request is denied, in full or in part, the Planning Commission
will notify the applicant, in writing, of its decision and of those
application components for which relief was denied.
(3)
Should the Planning Commission fail to act on a request
for relief from full application preparation at its first meeting
following the submission of an application for minor subdivision approval,
the request will be deemed approved and the applicant granted relief
as requested.
The subdivider or land developer shall furnish,
as part of an application for preliminary approval of a major subdivision
or land development plan, the following information on the required
preliminary plan sheets:
A.
Title block. The title block shall include all information required in § 305-16A of this chapter.
B.
Signature blocks. Signature blocks shall include all information required in § 305-16B of this chapter.
C.
Maps and data. All information required in § 305-16C(1), (4), (5) and (6) of this chapter shall be required. Information required in § 305-16C(2) and (3) shall also be supplied as specified, except that:
(1)
Lots shall be depicted, but individual bearings and
dimensions are not required. Lot areas may be approximated.
(2)
Topographic information shall be completed at two-foot
contour intervals. It shall show approximate direction and gradient
of ground slope on immediately adjacent land, indicate subsurface
condition of tract if not typical and show watercourses, marshes,
sinkholes, wetlands, wooded areas, isolated preservable trees and
other significant features.
(3)
Street and utility information shall be detailed.
Street profiles, cross sections and grades shall be specified, detailing
cartway, curb and shoulder design where applicable. Location, size
and/or other adequate specification, profiles, elevations and cross
sections shall be submitted for all sanitary sewers, waterlines, storm
sewers, sidewalks, streetlights, stormwater management facilities
and other proposed site improvements. If the preliminary plan covers
only a part of the subdivider's entire holdings, a separate sketch
of the proposed street plan for the subdivider's entire holdings shall
also be submitted.
The subdivider or land developer shall furnish,
as part of an application for final approval of a major subdivision
or land development plan, the following information on the required
eighteen-by-twenty-four-inch final plan sheet(s):
A.
Title block. The title block shall include all information required in § 305-16A of this chapter.
B.
Signature blocks. Signature blocks shall include all information required in § 305-16B of this chapter.
C.
Maps and data. The plan shall include only the phase or section of the subdivision or land development proposed for immediate recording and development. All information required in § 305-16C of this chapter shall be supplied, with the exception that the final plan shall show accurate lot size and boundary data.
