A.
The sketch plan 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 five
acres or larger, the plan shall 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 shall be drawn to a scale of one inch equals
20 feet.
(3)
If the subdivision contains more than 200 acres, the plan shall be
drawn to a scale of one inch equals 200 feet.
C.
If the sketch plan 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 shall contain at least the following information
but not necessarily showing precise dimensions:
(1)
Tract boundaries accurately labeled.
(2)
Name of the municipality in which the subdivision is located.
(3)
North point, scale (written and graphic) and date.
(4)
Name of proposed subdivision or other identifying title.
(5)
Significant topographical and physical features.
(6)
Proposed general street and lot layout.
(7)
A location map with sufficient information to enable the location
of property.
A.
The preliminary plan shall include all information as required for a sketch plan under Article IV, § 264-20, in this chapter, and shall be drawn to the same scales and presented on the same sheet sizes as required for the sketch plan. In addition, the following information shall be shown:
(1)
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.
(2)
Name of recorded owner and subdivider.
(3)
Name, address, license number and seal of the registered engineer,
landscape architect or surveyor responsible for the subdivision plan.
(4)
Names of all owners of all abutting unplatted land and the names
of all abutting subdivisions, if any, with the book and page number
where recorded.
(5)
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 and any areas subject to flooding,
and recorded subdivision plans existing within 1,000 feet of any part
of the property.
(6)
Total tract boundaries of the property being subdivided showing bearings
and distances and a statement of total acreage of the property.
(7)
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.
(b)
Any changes in the existing zoning to be requested by the subdivider.
(c)
Any municipal regulations other than zoning governing lot size
and/or front yard requirements.
(8)
Contour lines at vertical intervals of at least two feet for land
with average natural slope of 4% or less and at intervals of at least
five feet for land with average natural slope exceeding 4%.
(9)
Locations and elevation of the data to which contour elevations refer
shall be the closest United States Geologic Survey established bench
mark or an established bench mark approved by the Municipal Engineer.
(10)
All existing sewer lines, waterlines, fire hydrants, electric and telephone utility lines, culverts, bridges, railroads, quarries, strip mines, watercourses, floodplain areas, based on a thirty-year storm frequency, unless otherwise specified by Chapter 310, Zoning, and other significant man-made or natural features within the proposed subdivision and 150 feet beyond the boundaries of the proposed subdivision.
(11)
All existing buildings or other structures and the approximate
location of all existing tree masses, and all other trees over 1 1/2
inches in caliber, rock outcrops, watercourses within the proposed
subdivision or other significant features.
(12)
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.
(13)
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, major, minor, etc.
(b)
Suggested street names and utility easement locations.
(c)
Building reserve (setback) lines along each street.
(d)
Lot lines with approximate dimensions.
(e)
Lot numbers and statement of number of lots and parcels.
(f)
A statement of the intended use of all nonresidential 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.
(h)
Parks, playgrounds and other areas proposed to be dedicated
or reserved for public use with any conditions governing such use.
(i)
Approximate location of sewage treatment plant, if applicable.
(14)
Location of all required soil percolation test holes, if required.
(15)
Whenever required under Title 25, Chapter 102, Rules and Regulations,
Pennsylvania Department of Environmental Protection,[1] the proposed erosion and sediment plan shall be shown
on the preliminary plan or submitted as a separate plan. If a separate
plan, three copies will be required.
[1]
Editor's Note: See 25 Pa. Code Chapter 102, Erosion and Sediment
Control.
(16)
Where the subdivision or land development lies partially or
completely in a floodplain, or where the subdivision or land development
borders on a floodplain, the plan shall include the following:
[Added 2-2-1982 by Ord.
No. 83]
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.
Cross-section drawings may be shown on either the preliminary plan
or on separate profile sheets.
(2)
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.
(3)
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.
(4)
Where deemed necessary by the Municipal Planning Commission or the
governing body, a plan for the surface drainage of the tract to be
subdivided 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.
(5)
Preliminary designs of any bridges or culverts which may be required.
Such designs shall meet all applicable requirements of the Bureau
of Waterways Engineering and Wetlands or the Pennsylvania Department
of Transportation. Calculations for waterway opening shall be included.
All designs shall be subject to approval by the municipality.[2]
(6)
Where a preliminary plan shows the proposed subdivision of only a
part of the subdivider's total property, a sketch shall be required
showing the prospective street system in the remainder of the property
so that the street system in the submitted portion shall be considered
in relation to future connections with the unsubmitted portion. To
prevent undue hardship in the case of extremely large properties,
the Municipal Planning Commission may, based on existing natural or
man-made features, delimit the area for which a prospective street
system shall be sketched.
A.
The final plan shall be of a size drawn to scale, and show all information as required for preliminary plans under Article IV, § 264-21, of this chapter. In addition, the final plan shall show the following:
(1)
Name of the recorded owner (and subdivider) of the tract, and the
source(s) of title to the land being subdivided, as shown by the records
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 bearings to 1/4 of
a minute. These boundaries shall be determined by accurate survey
in the field, which shall be balanced and closed 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 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, using the form specified in the appendix, to the accuracy
of the survey, the drawn plan, and the placement of the monuments.[1]
[1]
Editor's Note: Said forms are on file in the Township's office.
(3)
The name (or number) and cartway width and lines of all existing
public streets and the name and location of all other roads within
the property.
(4)
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: the length and width (in
feet to the nearest hundredth of a foot) of all straight lines and
of the radii and of the arc (or cord) of all curved lines; the length
of all arcs (in feet, to the nearest hundredth of a foot) and the
central angle in degrees, minutes and seconds.
(5)
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). 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).
(6)
A statement of the intended use of all nonresidential 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.
(7)
The proposed building reserve (setback) line for each lot or the
proposed placement of each building.
(8)
The location (and elevation, if established) of all existing and
proposed required street monuments.
(9)
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.
(10)
Plan for water supply and distribution; locations, size and
invert elevations of all sanitary and/or storm sewers and location
of all manholes, inlets and culverts (this data may be submitted as
a separate plan).
(11)
If the subdivision proposes a new street intersection with a
state legislative route, a letter from the Pennsylvania Department
of Transportation approving the proposed intersections shall be submitted
with the final plan.
(12)
A clear sight triangle shall be clearly shown for all street
intersections.
(13)
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.[2]
[2]
Editor's Note: The forms referenced are on file in the Township's
office.
(15)
A blank space measuring 3 1/2 inches square shall be left,
preferably adjacent to the municipal certification, in which the endorsement
stamp of the County Planning Commission may be applied.
(16)
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.
B.
Whenever required under Title 25, Chapter 102, Rules and Regulations
of the Pennsylvania Department of Environmental Protection,[4] a copy of the approved erosion and sediment plan shall
accompany final plan submission. Permits, when required, shall be
submitted with the plan of record.
[4]
Editor's Note: See 25 Pa. Code Chapter 102, Erosion and Sediment
Control.
C.
The final plan shall be accompanied by such applicable supplementary data as is required in Article IV, § 264-21B, in addition to profile sheets for all proposed streets within the tract. 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.
