All plans presented to the Planning Commission of the City of Monessen
shall be accompanied by or include the following data.
General subdivision information shall describe or outline the existing
conditions of the site of the proposed development as necessary to supplement
the drawings required below. This information may include data on existing
covenants, land characteristics and available community facilities and utilities
and information describing the subdivision proposal such as number of residential
lots, typical lot width and depth, price range, commercial areas, elementary
and high schools, playgrounds, park areas and other public areas, proposed
protective covenants and proposed utilities and street improvements.
A.
Location maps shall show the relationship of the proposed
subdivision to existing community facilities which serve or influence it.
Include development name and location; main traffic arteries; public transportation
lines; shopping centers; elementary and high schools; parks and playgrounds;
principal places of employment; and other community features such as railroad
stations, airports, hospitals and churches; title; scale; North point; and
date.
B.
Sketch plan on topographic surveys shall show in simple sketch form the proposed layout of streets, lots and other features in relation to existing conditions. The sketch plan may be a freehand pencil sketch made directly on a print of the topographic survey. In any event, the sketch plan shall include either the existing topographic data listed in § 345-20 below or such of these data as the Planning Commission determines is necessary for its consideration of the proposed sketch plan.
A.
Boundary lines: bearings and distances.
B.
Easements: location, width and purpose.
C.
Streets on and adjacent to the tract: name and right-of-way
width and location, type, width and elevation of surfacing, any legally established
center lines, elevations, walks, curbs, gutters, culverts, etc.
D.
Utilities on and adjacent to the tract: location, size
and invert elevation of sanitary, storm and combined sewers; location and
size of water mains, location of gas lines, fire hydrants, electric and telephone
poles and streetlights; if water mains and sewers are not on or adjacent to
the tract, indicate the direction and distance to and size of nearest ones,
showing invert elevations of sewers.
E.
Ground elevations on the tract, based on a datum plane
approved by the City Engineer: for land that slopes less than approximately
20%, either show contours with an interval of not more than five feet if ground
slope is regular and such information as sufficient for planning purposes
or show contours with an interval of not more than two feet, if necessary,
because of irregular land or need for more detailed data for preparing plans
and construction drawings.
F.
Subsurface conditions on the tract, if required by the
Planning Commission: location and results of tests made to ascertain subsurface
soil, rock and groundwater conditions; depth to groundwater unless test pits
are dry at a depth of five feet; location and results of soil percolation
tests, if individual sewage disposal systems are proposed.
G.
Other conditions on the tract: watercourses, marshes,
rock outcrop, wooded areas, isolated preservable trees one foot or more in
diameter, houses, barns, shacks and other significant features.
H.
Other conditions on adjacent land: approximate direction
and gradient of ground slope, including any embankments or retaining walls,
character and location of buildings, railroads, power lines, towers and other
nearby nonresidential land uses or adverse influence; owners of adjacent unplatted
land; for adjacent platted land refer to subdivision by name, recording date
and number and show approximate percent built up, typical lot size and dwelling
type.
I.
Photographs, if required by the Planning Commission:
camera locations, directions of views and key numbers.
J.
Zoning on and adjacent to the tract.
K.
Proposed public improvements: highways or other major
improvements planned by public authorities for future construction on or near
the tract.
L.
Key plan showing location of the tract.
M.
Title and certificates: present tract designation according
to official records in office of appropriate Recorder; title under which proposed
subdivision is to be recorded, with names and addresses of owners, notations
stating acreage, scale, North point, datum, bench marks, certification of
registered civil engineer or surveyor and date of survey.
Preliminary plan of lots shall be at a scale of 200 feet to one inch
or larger. It shall show all existing conditions listed above, topographic
data and shall show all proposals including the following:
A.
Streets: names, right-of-way and roadway widths, approximate
grades and gradients.
B.
Other rights-of-way or easements: location, width and
purpose.
C.
Location of utilities, if not shown on other exhibits.
D.
Lot lines, lot numbers and block numbers.
E.
Sites, if any, to be reserved or dedicated for parks,
playgrounds or other public uses.
F.
Sites, if any, for multifamily dwellings, shopping centers,
churches, industry or other nonpublic uses, exclusive of single-family dwellings.
G.
Minimum building setback lines.
H.
Site data, including number of residential lots, typical
lot size and acres in parks, schools, etc.
I.
Title, scale, North point and date.
A.
When required by the Planning Commission, the preliminary
plan of lots shall be accompanied by a profile showing existing ground surface
and proposed street grades, including the extensions for reasonable distance
beyond the limits of the proposed subdivision; a site plan showing dwellings
or other structures; revised elevations and contours; proposed grading; roadway;
and proposed sanitary and stormwater sewers with grades and sizes indicated.
All elevations shall be based on a datum plan approved by the City Engineer.
B.
Draft of protective covenants shall be submitted whereby
the subdivider proposes to regulate land use in the subdivision and otherwise
protect the proposed development.
Final plan of lots, cross sections and profiles of streets and the improvement
plan shall be drawn in black India ink on tracing cloth on sheets no larger
than 26 inches by 34 inches and shall be at a scale of 100 feet to one inch
or larger. Where necessary, the plat may be on several sheets accompanied
by an index sheet showing the entire subdivision. For large subdivisions,
the final plat may be submitted for approval progressively in continuous sections
satisfactory to the Planning Commission. A final plan of lots shall show the
following:
A.
Primary control points approved by the City Engineer,
descriptions and ties to such control points to which all dimensions, angles,
bearings and similar data on the plan of lots 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 of
other sites; with accurate dimensions, bearings or deflection angles, radii,
arcs and central angles of all curves.
C.
Name and right-of-way width of each street or other right-of-way.
D.
Location, dimensions and purpose of any easements.
E.
Number to identify each site or lot.
F.
Purpose for which sites, other than residential lots,
are dedicated or reserved.
G.
Minimum setback line on lots and other sites.
H.
Location and description of monuments.
I.
Names of record owners of adjoining unplatted land.
J.
Reference to recorded subdivision plats of adjoining
platted land by record name, date and number.
K.
Certification by surveyor or engineer certifying to accuracy
of survey and plan of lots.
L.
Certification of title showing that applicant is the
landowner.
M.
Statement by owner dedicating streets, rights-of-way
and any sites for public uses.
N.
Title, scale, North point and date.
(1)
Cross sections and profiles of streets showing grades
approved by the City Engineer. Profiles shall be drawn to city standard scales
and elevations and shall be based on a datum plan approved by the City Engineer.
(2)
An improvement plan showing pavement and curblines with
dimensions of all utilities properly designated and with sizes noted; lots
numbered and streets identified, at the same scale as the final plan of lots.
(3)
A certificate by the City Engineer certifying that the
developer has complied with one of the following alternatives:
(a)
All improvements have been installed in accordance with
the requirements of these regulations and the action of the Planning Commission
giving conditional approval of the preliminary plan of lots, plus a bond and/or
other security in an amount deemed adequate by the City Engineer to insure
maintenance of said improvements for one year.
(b)
A bond and/or such other security of such type and amount
as may be determined by the City Engineer has been posted and is available
to the city to insure completion of all required improvements and the maintenance
thereof for one year following completion.
(4)
Protective covenants in form for recording.
(5)
Other data: such other certificates, affidavits, endorsements
or deductions as may be required by the Planning Commission; enforcement of
these regulations.
