Borough of Tyrone, PA Article IV Plan Requirements

§ 174-23 Sketch plan.

A. The sketch plan of a proposed subdivision or land development shall be clearly and legibly drawn to a scale of one inch equals 50 feet, except that:

(1) If the average size of the proposed lots in the subdivision is 10 acres or larger, the plan should be drawn to a scale of one inch equals 100 feet.

(2) If the subdivision proposed lots which an average frontage of less than 50 feet, the plan should be drawn to a scale of one inch equals 20 feet.

B. Sketch plan and all submitted prints thereof should be made on sheets either:

(1) Eighteen inches by 24 inches;

(2) Twenty-four inches by 36 inches; or

(3) Thirty-six inches by 48 inches.

C. If the sketch plan requires more than one sheet, a key diagram showing relative location of the several sections should be drawn on each sheet.

D. If submitted, the sketch plan shall contain at least the following information but not necessarily showing precise dimensions:

(1) Tract boundaries clearly labeled and a statement of the total acreage of the tract.

(2) Name of the municipality in which the subdivision or land development is located.

(3) North point, scale (written and graphic), date, and labeled as being a sketch plan.

(4) Unique name of proposed subdivision or land development.

(5) Name and address of the subdivider or developer and record owner as recorded in the Office of the County Recorder of Deeds.

(6) A location map with sufficient information to enable the location of the property. This map shall also show all existing roads within or adjacent to the tract, proposed roads within the subdivision, and proposed roads within adjacent recorded subdivisions.

(7) Significant topographical and physical features (i.e., watercourses, water bodies, natural drainage channels, quarries, railroad tracks, one-hundred-year floodplains [including special flood hazard areas established by FEMA], wetlands, tree masses, rock outcroppings, existing buildings, etc.) on the tract.

(8) Contour lines, with source of data.

(9) Proposed general street and lot layout and proposed land uses. Approximate lot sizes and proposed street cartway and right-of-way widths shall be indicated. When apartments and/or townhouses are proposed, the general building, street, recreation and parking layout shall be shown. When commercial or industrial buildings are proposed, the general building, street, parking and loading layout shall be shown.

(10) Where a sketch plan shows the proposed subdivision of only a part of the subdivider's total property, the plan shall include a drawing showing the entire contiguous land holdings of the subdivider and indicating the area of ultimate proposed subdivision. The proposed street system for the remainder of the property proposed for ultimate subdivision shall be shown so that the street system in the submitted portion can be considered in relation to future connections with the unsubmitted portion. In the case of extremely large properties, the Borough may delimit the area for which a prospective street system on adjacent property must be shown. The subdivider shall also include a statement indicating proposed future land use for the unsubmitted portion of his property.

§ 174-24 Sketch plan for record.

A. The sketch plan for record of a proposed subdivision shall be clearly and legibly drawn to a scale of one inch equals 50 feet, except that:

(1) If the average size of the proposed lots in the subdivision is 10 acres or larger, the plan should 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 should be drawn to a scale of one inch equals 20 feet.

B. Sketch plan for record and all submitted prints thereof shall be made on sheets either:

(1) Eighteen inches by 24 inches;

(2) Twenty-four inches by 36 inches; or

(3) Thirty-six inches by 48 inches.

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

D. The sketch plan for record shall contain at least the following information:

(1) Tract boundaries clearly labeled and a statement of the total acreage of the tract.

(2) Name of the municipality in which the subdivision is located.

(3) North point, scale (written and graphic), date, and labeled as being a sketch plan.

(4) Unique name of proposed subdivision.

(5) Name and address of the subdivider or developer and record owner as recorded in the Office of the County Recorder of Deeds.

(6) A location map with sufficient information to enable the location of the property. This map shall also show all existing roads within or adjacent to the tract, proposed roads within the subdivision, and proposed roads within adjacent recorded subdivisions.

(7) Significant topographical and physical features (i.e., watercourses, water bodies, natural drainage channels, quarries, railroad tracks, one-hundred-year floodplains [including special flood hazard areas established by FEMA], wetlands, tree masses, rock outcroppings, existing buildings, etc.) on the tract.

(8) Contour lines, with source of data.

(9) Proposed general street and lot layout and proposed land uses. Approximate lot sizes and proposed street cartway and right-of-way widths shall be indicated. When apartments and/or townhouses are proposed, the general building, street, recreation and parking layout shall be shown. When commercial or industrial buildings are proposed, the general building, street, parking and loading layout shall be shown.

(10) Where a sketch plan for record shows the proposed subdivision of only a part of the subdivider's total property, the plan shall include a drawing showing the entire contiguous land holdings of the subdivider and indicating the area of ultimate proposed subdivision. The proposed street system for the remainder of the property proposed for ultimate subdivision shall be shown so that the street system in the submitted portion can be considered in relation to future connections with the unsubmitted portion. In the case of extremely large properties, the Borough may delimit the area for which a prospective street system on adjacent property must be shown. The subdivider shall also include a statement indicating proposed future land use for the unsubmitted portion of his property.

(11) A signed and notarized certification of ownership and acknowledgement of plan.

(12) Certificate for approval by the Borough Council.

(13) The source of title to the land being subdivided as shown in the records of the County Recorder of Deeds.

(14) The seal of the surveyor or engineer responsible for the plan.

(15) Certification of accuracy by the surveyor.

(16) Precise building and distances for all parcels to be conveyed (which shall be field surveyed).

(17) Base flood elevations for the one-hundred-year storm.

(18) Building setback lines.

(19) Existing street cartway and right-of-way lines (including right-of-way width).

(20) An erosion and sediment control plan.

(21) Plan notes referencing recording requirements, plan requirements for residue, improvements agreement, and stormwater study as applicable.

§ 174-25 Preliminary plan.

A. The preliminary plan shall be drawn to the same scale and presented on the same sheet size as listed for the sketch plan in § 174-23A and B. The following information shall be shown:

(1) Name of the municipality in which the subdivision or land development is located.

(2) North point, scale (written and graphic), date, and labeled as being a preliminary plan.

(3) Unique name of proposed subdivision or land development.

(4) Date, including the month, day, and year that the preliminary plan was completed and the month, day and year that the preliminary plan was revised, for each revision.

(5) Name and address of recorded owner and subdivider or developer.

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

(7) Names of all owners of all abutting unplatted land and the names and all abutting subdivisions, if any, with the book and page number where recorded.

(8) A key map for the purpose of locating the property being subdivided drawn at a scale not less than one inch equals 800 feet and showing the relation of the property, differential by tone or pattern, to adjoining property and to all streets, roads, municipal boundaries, zoning districts, watercourses, any areas subject to flooding, and recorded subdivision plans existing within 1,000 feet of any part of the property. This map shall show all existing roads within or adjacent to the tract, proposed roads within the subdivision, and proposed roads within adjacent recorded subdivisions.

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

(10) Zoning data including all of the following, if 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 or land development.

(b) Any changes in the existing zoning to be requested by the subdivider or developer.

(11) Contour lines at vertical intervals of not more than two feet from aerial or field survey reflecting current conditions. Contour lines at vertical intervals of not more than five feet are permitted for land with average natural slope exceeding 5%.

(12) Locations and elevation of the data to which contour elevations refer, an established bench mark approved by the Municipal Engineer.

(13) All existing sewer lines, water lines, fire hydrants, electric and telephone utility lines, culverts, bridges, railroads, quarries, watercourses, water bodies, tree masses, natural drainage channels, rock outcroppings, wetlands, floodplain areas based on a one-hundred-year storm frequency (including all one-hundred-year floodplains established by FEMA and one-hundred-year flood elevations), and other significant man-made or natural features within the proposed subdivision and 50 feet beyond the boundaries of the proposed subdivision.

(14) All existing buildings or other structures within the proposed subdivision or land development.

(15) All existing streets on the Official Plan or Plans of the municipality (including unpaved streets), including streets of record (recorded but not constructed) easements and rights-of-way, including names, right-of-way widths, cartway (pavement) widths and approximate grades within and adjoining the subdivision/land development.

(16) The full plan of proposed development, including:

(a) Location and width of all streets, easements and rights-of-way, with a statement of any conditions governing their use, and suggested types i.e., collector, etc.

(b) Suggested street names and utility easement locations.

(c) Building reserve (setback) lines along each street.

(d) Lot lines with approximate dimensions and approximate lot areas.

(e) Lot numbers and statement of number of lots, parcels and dwelling units.

(f) A statement of the intended use of all lots and parcels.

(g) Water supply, sanitary and/or storm sewers (and other drainage facilities) with the size and material of each indicated, and any proposed connections with existing facilities. Cross-sections shall be shown for all drainage swales.

(h) In the case of multiple-family and nonresidential developments, the location of all buildings, the location of all common parking areas and access drives to the parking areas, the size and number of parking stalls, width of aisles and access drives, and tentative grades of parking areas and access drives. The location, number and dimension of off-street loading areas shall also be indicated.

(i) Parks, playgrounds, and other areas proposed to be dedicated or reserved for public or common use with any conditions pertaining thereto.

(17) Location of all required soil percolation test holes, if required.

(18) Whenever required under the rules and regulations of the Pennsylvania Department of Environmental Protection, the proposed erosion and sediment plan shall be shown on the preliminary plan or submitted as a separate plan. If a separate plan, four copies will be required.

B. The preliminary plan shall be accompanied by the following supplementary data, as applicable:

(1) Typical street cross-section drawing(s) for all proposed streets, with construction details of streets, curbs, and sidewalks. Cross-section drawings may be shown on either the preliminary plan or on separate profile sheets. Tentative profiles along the top of cartway (pavement) edge or along the top of curb for both sides of each proposed street shall be shown. Such profiles shall show existing and proposed 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.

(2) In lieu of the separate profile sheets, the tentative finished cartway (pavement) edge or top of curb grades for both sides of each street may be labeled on the preliminary plan.

(3) A plan for the surface drainage of the tract to be subdivided or developed shall be shown. Such plan shall include stormwater runoff calculations for the entire property being subdivided as well as anticipated runoff from areas at a higher elevation in the same watershed and shall show the proposed method, subject to municipal approval, of accommodating the anticipated runoff.

(4) Preliminary designs of any bridges or culverts which may be required. Such designs shall meet all applicable requirements of the Pennsylvania Department of Environmental Protection and the Pennsylvania Department of Transportation. Calculations for waterway opening shall be included. All designs shall be subject to approval by the municipality.

(5) Where the subdivider proposes to locate a street, driveway, or other improvement within a portion of a utility right-of-way, or to relocate an existing utility line, a letter from the appropriate utility company giving permission to locate within the right-of-way or relocate the existing line.

(6) In the case of a preliminary plan calling for the installation of improvements beyond a five-year period, a schedule shall be filed by the landowner delineating all proposed sections as well as deadlines within which applications for final plan approval of each section are intended to be filed. Such schedule shall be updated annually by the applicant on or before the anniversary of the preliminary plan approval, until final plan approval of the final section has been granted and any modification in the aforesaid schedule shall be subject to approval of the Borough in its discretion. Staging of sanitary sewer, water, storm drainage, and erosion and sediment control facilities shall also be indicated.

(7) The proposed method of traffic control at each proposed street intersection shall be shown on the plan.

(8) When required by the Borough, a preliminary center line stakeout of proposed roads so that an on-site road alignment evaluation may be conducted.

(9) When required by the Borough, a study indicating that adjacent roads which will receive traffic from and distribute traffic to the subdivision or land development shall be adequate in construction, grade, width and capacity to accommodate traffic generated by the subdivision or land development.

(10) Where a preliminary plan shows the proposed subdivision of only a part of the subdivider's total property, the plan shall include a drawing showing the entire contiguous land holdings of the subdivider and indicating the area of ultimate proposed subdivision. The proposed street system for the remainder of the property proposed for ultimate subdivision shall be shown so that the street system in the submitted portion can be considered in relation to future connections with the unsubmitted portion. In the case of extremely large properties, the Borough may delimit the area for which a prospective street system on adjacent property must be shown. The subdivider shall also include a statement indicating proposed future land use for the unsubmitted portion of his property.

§ 174-26 Final plan.

A. The final plan shall be of a size and scale as listed for a sketch plan under § 174-23A and B. The final plan shall show the following:

(1) Name of the municipality in which the subdivision or land development is located.

(2) North point, scale (written and graphic), date, and labeled as being a final plan.

(3) Unique name of proposed subdivision or land development.

(4) Date, including the month, day, and year that the final plan was completed and the month, day and year that the final plan was revised, for each revision.

(5) Name and address of recorded owner and subdivider or developer.

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

(7) Names of all owners of all abutting unplatted land and the names of all abutting subdivision, if any, with the book and page number where recorded.

(8) A key map for the purpose of locating the property being subdivided drawn at a scale not less than 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, zoning districts, watercourses, any areas subject to flooding, and recorded subdivision plans existing within 1,000 feet of any part of the property. This map shall show all existing roads within or adjacent to the tract, proposed roads within the subdivision, and proposed roads within adjacent recorded subdivisions.

(9) Zoning data including all of the following, if 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 or land development.

(b) Any changes in the existing zoning to be requested by the subdivider or developer.

(10) Contour lines at vertical intervals of not more than two feet from aerial or field survey reflecting current conditions. Contour lines at vertical intervals of not more than five feet are permitted for land with average natural slope exceeding 5%.

(11) Locations and elevation of the data to which contour elevations refer, an established bench mark approved by the Municipal Engineer.

(12) All existing sewer lines, water lines, fire hydrants, electric and telephone utility lines, culverts, bridges, railroads, quarries, watercourses, water bodies, tree masses, natural drainage channels, rock outcroppings, wetlands, flood pain areas based on a one-hundred-year storm frequency (including all one-hundred-year floodplains established by FEMA and one-hundred-year flood elevations), and other significant man-made or natural features within the proposed subdivision and 50 feet beyond the boundaries of the proposed subdivision.

(13) All existing buildings and other structures within the proposed subdivision or land development.

(14) All existing streets on the Official Plan or Plans of the municipality (including unpaved streets), including streets of record (recorded but not constructed) easements and rights-of-way, including names, right-of-way widths, cartway (pavement) widths and approximate grades within and adjoining the subdivision/land development.

(15) The source(s) of title to the land being subdivided or developed, as shown by the records of the County Recorder of Deeds.

(16) The total tract boundary lines of the area being subdivided or developed with accurate distances to hundredths of a foot and bearings to the nearest second. These boundaries shall be determined by accurate survey in 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 unplatted land of the subdivider (for example, between separately submitted final plan sections) are not required to the 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 the appendix, to the accuracy of the survey, the drawn plan, and the placement of the monuments. Plans and surveys shall be prepared in accordance with the Professional Engineers Registration Law.[1]

[1] Editor's Note: See 63 P.S. § 151 et seq.

(17) The name (and number) and right-of-way and cartway width and lines of all roads within the property, with a statement of any conditions governing their use, and suggested types (i.e., collector, etc.).

(18) The following data shall be shown for the cartway edges and right-of-way lines and, if required, the ultimate right-of-way, for all existing, recorded (except those to be vacated), and/or proposed streets within or abutting the property to be subdivided or developed: the length (in feet to the nearest hundredths of a foot) and bearing of all straight lines and of the radii, the length of all arcs (in feet, to the nearest hundredth of a foot), and the central angle (in degrees, minutes, and seconds) of all curved lines.

(19) All straight lot lines shall be dimensioned (in feet, to the nearest hundredth of a foot) and all internal angles within lot lines shall be designated (in degrees, minutes and seconds) or by magnetic bearings (in degrees, minutes and seconds). Curved lot lines shall show length of arc (in feet, to the nearest hundredth of a foot) and the central angle (in degrees, minutes and seconds) and the radius (in feet to the nearest hundredths of a foot). Gross and net lot areas shall be indicated.

(20) A statement of the intended use of all 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 covenants are recorded, including the book and page number. Lot number and a statement of the number of lots, parcels and dwelling units shall be provided.

(21) The proposed building reserve (setback) line for each lot, and the proposed placement of each multiple-family or nonresidential building.

(22) The location (and elevation, if established) of all existing and required street monuments.

(23) 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.

(24) Location, size, material, pipe length and invert elevation of all sanitary and storm sewers, the location and construction details of all manholes, inlets, endwalls, headwalls, culverts and junction boxes, the location and design and cross-sections of all drainage swales, detention facilities, and other drainage facilities including the slope and maximum depth of all swales and velocities in all swales, the location, size and material of all water mains, and the location of all fire hydrants, blowoffs, and valves on water mains.

(25) Parks, playgrounds, and other areas proposed to be dedicated or reserved for public or common use with any conditions pertaining thereto.

(26) Location of all required soil percolation test holes, if required.

(27) If the subdivision or land development proposes a new intersection with a State Legislative Route, a Highway Occupancy Permit from the Pennsylvania Department of Transportation shall be submitted.

(28) A clear sight triangle shall be clearly shown for all street intersections.

(29) A Certification of Ownership, Acknowledgement of Plan and Offer of Dedication shall be lettered on the plan, using the form in the appendix, and shall be duly acknowledged and signed by the owner(s) of the property and notarized.

(30) A certificate for approval of the plan by the governing body shall be lettered on the plan, using the form in the appendix.

(31) A blank space measuring three inches square shall be left on the plan, preferably adjacent to the municipal certification, in order that the Borough of Tyrone's corporate seal may be applied.

(32) A blank space measuring 3 1/2 inches by six inches shall be left, preferably adjacent to the municipal certification, in which the endorsement stamp of the County Planning Commission may be applied.

(33) 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 of the plan when it is presented.

(34) A plan for the surface drainage of the tract to be subdivided or developed shall be shown. Such plan shall include stormwater runoff calculations for the entire property being subdivided as well as anticipated runoff from areas at a higher elevation in the same watershed and shall show the proposed method, subject to municipal approval, of accommodating the anticipated runoff.

(35) Designs of any bridges or culverts which may be required. Such designs shall meet all applicable requirements of the Pennsylvania Department of Environmental Protection and the Pennsylvania Department of Transportation. Calculations for waterway opening shall be included. All designs shall be subject to approval by the municipality.

(36) Typical street cross-section drawing(s) for all proposed streets, with construction details of streets, curbs and sidewalks. Cross-section drawings may be shown on either the final plan or on separate profile sheets.

(37) Where the subdivider proposes to locate a street, driveway, or other improvement within a portion of a utility right-of-way, or to relocate an existing utility line, a letter from the appropriate utility company giving permission to locate within the right-of-way or relocate the existing line.

(38) The proposed method of traffic control at each proposed street intersection shall be shown on the plan.

B. Whenever required under the rules and regulations of DEP, a copy of the approved erosion and sediment plan shall accompany final plan submission. Permits, when required, shall be submitted with the final plan.

C. Profile sheets for all proposed streets within the tract shall be provided. Such profiles shall show at least the following information, properly labeled:

(1) Existing (natural) profiles along the center line of each street and if slope within cartway area exceeds 5%, along both cartway edges.

(2) Proposed finished grade of the center line, and proposed finished grades at the top of both curbs, or proposed finished grade at both cartway pavement edges.

(3) The length of all vertical curves.

(4) Existing and proposed sanitary sewer mains and manholes, storm sewer mains, inlets, manholes, and culverts and existing or proposed water mains. Such profiles shall be 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 vertical.

D. A copy of all permits required from the DEP for affecting watercourses, bodies of water, or water obstructions, or written indication from DEP that a permit will not be required shall be submitted to the Borough.

E. In the case of developments containing apartments and townhouses and commercial and industrial developments, the location of refuse collection areas and provisions to be made for refuse collection shall be indicated.

F. When required by the Borough, a separate landscape plan showing the number, location, size and species of all trees and shrubs that will be planted shall be submitted with the final plan.

G. When required by the Borough, a final grading plan shall be submitted with the final plan.

H. When required by the Borough, a lighting plan showing the location of poles, the type and height of poles, and the type and brightness of lighting fixtures shall be submitted with the final plan.

I. When required by the Borough, the proposed location and design of guide rails shall be indicated on the final plan.

J. As applicable, the plan shall contain notes referencing recording requirements for the plan, plan submittal requirements for residue land of the subdivider, the improvements agreement for the subdivision, maintenance responsibility for stormwater detention and retention ponds, responsibility for placement of curbing and sidewalk within the subdivision, and references to erosion and sediment control plans and stormwater studies with plan and study dates and plan numbers.

K. In the case of land development plans, the following additional information shall be shown:

(1) The location and use of all buildings.

(2) Location and grade of all parking areas and access drives, the size and number of parking spaces, and the width of aisles and access drives.

(3) The location, number, and dimensions of off-street loading areas.

(4) Provisions for landscaping of the tract.

(5) Provisions for lighting of the tract.

(6) Provisions for traffic control.

(7) The location of refuse collection areas and provisions to be made for refuse collection.

(8) A table showing extent of compliance with the Area, Yard, and Height Regulations of Chapter 205, Zoning.

(9) A grading plan for the tract showing existing and proposed contour lines at the interval required by § 174-25A(8).

(10) Lowest floor elevations for each proposed building.