Borough of Northampton, PA Article IV Plan Requirements

§ 215-17 Feasibility review.

Before submission of the preliminary plan by the developer, maps and materials will be submitted by the developer to the Planning Commission, which will enable the Commission to determine the potential of the proposed subdivision or land development tract for development and the general feasibility of the developer's plans for the tract. The feasibility review submission will include the following maps and materials:

A. A key map, for the purpose of locating the property being subdivided, drawn at a scale not smaller than one inch equals 1,000 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 2,000 feet of any part of the property.

B. A map illustrating an analysis of natural drainage patterns and water resources within the proposed subdivision tract including delineation of streams, natural drainage swales, ponds and lakes, wetland, floodplains subject to a fifty-year and a one-hundred-year flood frequency, and permanent and seasonal high water table areas.

C. A map illustrating an analysis of types of soils present within the proposed subdivision tract based on the County Soil Survey of the U.S. Natural Resources Conservation Service. The map should include delineation of prime agricultural soil areas, aquifer recharge soil areas, unstable soils, soils most susceptible to erosion, soils most suitable for urban development, and soils suitable for on-lot sewage disposal.

D. A map illustrating an analysis of the topography within the tract including a delineation of slope areas under 5%, between 5% and 15%, and over 15%.

E. A map illustrating the characteristics of rock formations underlying the tract including delineating aquifers (specifically those locally subject to pollution) and shallow bedrock areas.

F. A map delineating additional significant physical features within the proposed subdivision tract, such as woodland areas, large trees, rock outcroppings, and scenic views.

G. Where feasible and legible, the analysis involved in Subsections A through F may be illustrated on one or a combination of composite maps. The combined impact of the natural characteristics of the tract upon the development potential of the tract will be clearly illustrated on the map or maps.

H. A letter of intent and a sketch of the proposed subdivision or land development tract explaining and illustrating the developer's general development concepts for the tract.

§ 215-18 Preliminary plans.

[Amended 7-15-1993 by Ord. No. 1048]

A. The preliminary plan of a proposed subdivision shall be clearly and legibly drawn to a scale of one inch equals 50 feet.

B. The original drawing and all submitted prints shall be made on sheets of one of the following sets of dimensions:

(1) Eighteen inches by 24 inches.

(2) Twenty-four inches by 36 inches.

(3) Thirty-one inches by 42 inches.

C. If the preliminary plan requires more than one sheet, a key diagram illustrating relative location of the several sections shall be drawn on each sheet.

D. The preliminary plan shall illustrate the following data:

(1) Name and address of record owner.

(2) Name of developer if different from owner.

(3) Name of the proposed subdivision.

(4) Name of the municipality or municipalities within which subdivision is proposed.

(5) Names of all adjoining subdivisions, if any, and the names of owners of all adjacent unplotted land with the Tax Map, block and lot number.

(6) Name, address, license number, and seal of registered engineer or surveyor responsible for the subdivision plan.

(7) 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.

(8) A key map, for the purpose of locating the property being subdivided, drawn at a scale not smaller than one inch equals 1,000 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 2,000 feet of any part of the property.

(9) Total tract boundaries of the property being subdivided, showing bearings and distances, and a statement of total acreage of the property.

(10) Tax Map sheet, block, and lot numbers within the proposed subdivision tract from the County Tax Assessor's office.

(11) The zoning district or districts within which the proposed subdivision is located.

(12) All existing buildings or other structures within the proposed subdivision tract.

(13) All existing streets, including streets of record (recorded but not constructed), on or adjoining the tract, including names, right-of-way widths, cartway (pavement) widths and approximate grades.

(14) All existing sewer lines, water lines, fire hydrants, utility transmission lines, culverts, bridges, railroads, or other man-made features within the proposed subdivision tract and within 200 feet of the boundaries of the proposed subdivision tract.

(15) Location, width, and purpose of existing easements and utility rights-of-way within 200 feet of the boundaries of the proposed subdivision tract.

(16) Contour lines at vertical intervals of not more than two feet for land with average natural slope of 5% or less, and at intervals of not more than five feet for land with average natural slope exceeding 5%. Location and elevation of the data to which contour elevations refer shall be the closest United States Coast and Geodetic established benchmark, where available.

(17) 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.

(c) Building 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) Water, sanitary sewer, and 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 areas dedicated or reserved for public or common use, with any conditions governing such use.

(i) Location, width, and purpose of proposed utility easements and rights-of-way.

(j) Copies of the proposed deed restrictions, protective and restrictive covenants referenced to the preliminary plan map.

E. The preliminary plan shall be accompanied by the following supplementary data unless the Borough Planning Commission has determined that the submission of such data is not necessary.

(1) Preliminary profiles, typical cross-sections and specifications for proposed street, sanitary sewer, storm drainage, and water system improvements.

(2) A storm drainage plan for the proposed subdivision tract which conforms to design requirements for storm drainage set forth in § 215-26.

(3) A plan for minimizing erosion and sedimentation in accordance with the erosion and sediment control standards set forth by the Pennsylvania Department of Environmental Protection in the "Soil Erosion and Sedimentation Control Manual." Copies of the Department's erosion and sedimentation control rules and regulations are available for examination in the Borough Offices. An application for an earthmoving permit shall be submitted to the Northampton County Conservation District, together with the erosion control plan where the earthmoving activity affects 25 or more acres.

(4) A landscape plan, if determined to be necessary by the Borough Planning Commission, and according to the standards set forth in § 215-29B(5), Tree preservation and planting.

(5) A plan for providing utility service according to the standards set forth in § 215-27 and applicable state and federal regulations; the plan should set forth the location and width of utility easements, the proposed installation location of all utility systems including sanitary sewers, storm sewers, water mains, electric and communication lines, gas mains, and the placement of streetlighting fixtures.

(6) In the case of subdivision or land development plans to be developed in stages or sections, over a period of time, a map delineating each stage or section of the proposed subdivision or land development consecutively numbered so as to illustrate phasing of development and a schedule indicating the approximate time for which applications for final approval of each stage or section are intended to be filed.

(7) 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 Transportation.

(8) Certification of water supply systems. If water is to be provided by means other than private wells owned and maintained by the individual owners of lots within the subdivision or development, applicants shall present evidence to the Borough Council that the subdivision is to be supplied by a certified public utility, a bona fide cooperative association of lot owners, or by a municipal corporation, authority or utility. A copy of a Certificate of Public Convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable.

(9) Certification of sewage disposal systems.

(a) Public. When sewage disposal service to the proposed subdivision is to be provided by an existing public system, the developer shall submit two copies of a letter from the agency, authority or utility stating that it can adequately serve the subdivision.

(b) Centralized. When the subdivision is to be served by a centralized sewage disposal system, the developer shall submit two copies of a letter from the Pennsylvania Department of Environmental Protection which evaluates the proposed system in relation to the state's minimum requirements. Pennsylvania Utility Commission approval will be required where applicable.

(10) Certification of on-lot sewage systems. When sewage disposal service for the proposed subdivision is to be by the individual on-lot sewage disposal system, the developer shall submit two copies of a letter from the Pennsylvania Department of Environmental Protection which reports the Department's findings as to the feasibility of using on-lot sewage disposal systems.

§ 215-19 Final plan.

[Amended 7-15-1993 by Ord. No. 1048]

A. The final plan shall conform to the standards and data requirements set forth for preliminary plans in § 215-17, Subsections A through E, of this chapter.

B. It shall not be necessary to resubmit supporting maps and data submitted with the preliminary plan, provided there has been no change.

C. The following additional data shall be illustrated on the final plan:

(1) The latest source of title to the land as shown by the deed, page number and book of the County Recorder of Deeds.

(2) The total tract boundary lines of the area being subdivided with accurate distances to hundredths of a foot and bearing to 30 seconds. These boundaries shall be determined by accurate survey in the field, to an error of closure not to exceed one foot in 5,000 feet. The tract boundary shall be subsequently closed and balanced. The boundary(ies) adjoining additional unplatted land of the subdivider (for example, between separately submitted final plan sections), however, 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 to the accuracy of the survey, the drawn plan, and the placement of the monuments.

(3) The following data for all proposed and existing streets:

(a) The name, proposed name, or number of the street.

(b) The cartway width and cartway edge (curblines) of the street.

(c) The right-of-way width and right-of-way lines of the street.

(4) Block and/or lot numbers and a statement of the total number of lots.

(5) All lot lines shall be completely dimensioned in feet if straight and if curved by designating length of arc and radius (in feet) and central angle (in degrees, minutes, and seconds). All internal angles within the lots shall be designated to within 30 seconds.

(6) The proposed building setback or the proposed placement of each building.

(7) All easements or rights-of-way, where provided for or owned by public utility companies 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. The exact location of all utility lines shall also be shown.

(8) Such private deed restrictions as may be imposed upon the property as a condition of sale, together with a statement of any restrictions previously imposed which may affect the title to the land being subdivided.

(9) A statement of the intended use of all nonresidential lots or parcels with reference to restrictions of any type which exist or will exist as covenants in the deed for the lots or parcels contained in the subdivision and if covenants are recorded, including the book and page number of the County Recorder of Deeds.

(10) If the subdivision proposes a new street intersection with a State Legislative Route, the occupancy permit number(s) shall be indicated for all such intersections.

(11) The location and elevation of all existing and proposed street monuments as required by § 215-30E.

(12) A certification of ownership, acknowledgment of plan and offer of dedication shall be lettered on the plan, and shall be duly acknowledged and signed by the owner of the property and notarized.

(13) A certification for approval of the plan by the Borough Planning Commission shall be presented.

(14) Space shall be left, preferably adjacent to the municipal certification, in which the review stamp of the Joint Planning Commission may be applied.

(15) Space shall be left along the lower edge of the sheet, in order that the County Recorder of Deeds may acknowledge receipt and recording of the plan when it is presented.

(16) 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.

D. The final plan shall be accompanied by the following:

(1) A plan showing:

(a) Location, size, and invert elevation of all sanitary sewer, water distribution, and storm drainage systems and the location of all manholes, inlets, and culverts.

(b) Final profiles, cross-sections, and specifications for proposed streets, sanitary sewers, water distribution systems, and storm drainage systems shall each be shown on one or more separate sheets.

(2) A letter from each public utility or Borough Authority involved in providing utility service to the development site confirming that the developer has entered into an agreement with the appropriate utility or authority to provide utility service in the development. In the case of electrical service, the letter will confirm that an agreement has been entered into providing for an underground electric system in accordance with the Pennsylvania Public Utility Commission Investigation Docket No. 99, as amended from time to time, or has obtained a waiver to allow overhead facilities from said Utility Commission.

(3) A completed and executed copy of the subdivision improvements agreement as agreed upon by the developer and the Borough.