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