Township of Coolbaugh, PA Plan Requirements

§ 355-23 General.

This article establishes the requirements for the contents of plans and all other associated documentation submitted to the Township. Nothing herein shall restrict the right of the Township to require any additional information deemed necessary to meet the purpose of this chapter. The Township reserves the right to require any relevant notation on any plan, such notations not being limited to those specifically required by this chapter.

Professional registration. All plans with the exception of sketch plans, reports and other documents submitted with an application under this chapter shall comply with the Engineer, Land Surveyor and Geologist Registration Law (Act 367)[1] and, if applicable, the Landscape Architect's Registration Law (Act 165).[2]

[1]

Editor's Note: 63 P.S. § 148 et seq.

[2]

Editor's Note: See 63 P.S. § 901 et seq.

Professional seal. Each plan, report and other document shall be individually sealed, signed and dated by the registered professional engineer, land surveyor, geologist and/or landscape architect responsible for its preparation.

§ 355-24 Sketch plan overlay sheet.

To provide a full understanding of the site's potential and to facilitate the most effective exchange with the Township, the sketch plan should include the information listed below. Many of these items can be taken from the existing resources and site analysis (see § 355-26C), a document that should in any case be prepared and submitted no later than the date of the site inspection which precedes the preliminary plan. In fact, the diagrammatic sketch plan may be prepared as a simple overlay sheet placed on top of the existing resources and site analysis.

Name and address of the legal owner, the equitable owner, and/or the applicant.

Name and address of the professional engineer, surveyor, planner, architect, landscape architect, or site designer responsible for preparing the plan.

Graphic scale (not greater than one inch equals 200 feet; however, dimensions on the plan need not be exact at this stage) and North arrow.

Approximate tract boundaries, sufficient to locate the tract on a map of the Township.

Location map.

Zoning district.

Streets on and adjacent to the tract (both existing and proposed).

One-hundred-year floodplain limits.

Approximate location of wetlands.

Topographic, physical, and cultural features including fields, pastures, meadows, wooded areas, hedgerows and other significant vegetation, steep slopes (over 25%), rock outcrops, soil types, ponds, ditches, drains, dumps, storage tanks, streams within 200 feet of the tract, and existing rights-of-way and easements, and cultural features such as all structures, foundations, walls, wells, trails, and abandoned roads.

Schematic layout indicating a general concept for land conservation and development.

Proposed general street and lot layout.

General description of proposed method of water supply, sewage disposal, and stormwater management.

In the case of land development plans, proposed location of buildings and major structures, parking areas and other improvements.

Location of all areas or features of the project parcel which are subject to the Township Official Map and the type of reservations as specified on the Official Map.

§ 355-25 Drafting standards.

The following standards shall apply to all plans except sketch plans:

The plan shall be clearly and legibly drawn at a scale of 10 feet, 20 feet, 30 feet, 40 feet, 50 feet, 60 feet, 80 feet, 100 feet or 200 feet to the inch.

Dimensions shall be in feet and hundredths of feet and bearings shall be in degrees, minutes and seconds.

The survey shall not have an error of closure greater than one in 10,000 feet.

The sheet size shall be no smaller than 11 inches by 17 inches and no larger than 24 inches by 36 inches. If the plan is prepared in two or more sections, a key map showing the location of the sections shall be placed on each sheet. If more than one sheet is necessary, each sheet shall be the same size and numbered to show the relationship to the total number of sheets in the plan (e.g., Sheet 1 of 5), and a key diagram showing the relative location of the several sections shall be drawn on each sheet.

Plans shall be legible in every detail.

§ 355-26 Preliminary plan requirements for major subdivisions.

(See § 355-30 for land developments.)

Preliminary plans shall be prepared by a qualified professional (see definition in Article II), as applicable and required by state law. The submission requirements for a preliminary plan shall consist of the following elements, and shall be prepared in accordance with the drafting standards and plan requirements described herein:

(1)

Site context map.

(2)

Existing resources and site analysis (except those in which all proposed lots are to be 10 or more acres in area).

(3)

Preliminary resource impact and conservation analysis (except those in which all proposed lots are to be 10 or more acres in area).

(4)

Preliminary improvements plan.

(5)

Preliminary studies and reports as set forth in other parts of this chapter.

Site context map. A USGS topographic map showing the location of the proposed major subdivision within its neighborhood context shall be submitted.

Existing resources and site analysis. For all major subdivisions (except those in which all proposed lots are to be 10 or more acres in area) an existing resources and site analysis shall be prepared to provide the developer and the Township with a comprehensive analysis of existing conditions, both on the proposed development site and within 500 feet of the site. Conditions beyond the parcel boundaries may be described on the basis of existing published data available from governmental agencies, and from aerial photographs. The Planning Commission shall review the plan to assess its accuracy, conformance with Township ordinances, and likely impact upon the natural and cultural resources on the property. The following information shall be included:

(1)

A vertical aerial photograph enlarged to a scale not less detailed than one inch equals 400 feet, with the site boundaries clearly marked.

(2)

Topography, the contour lines of which shall generally be at two-foot intervals, determined by photogrammetry (although twenty-foot intervals are permissible beyond the parcel boundaries, interpolated from USGS published maps). The determination of appropriate contour intervals shall be made by the Planning Commission, which may specify greater or lesser intervals on exceptionally steep or flat sites. Slopes between 15% and 25% and exceeding 25% shall be clearly indicated. Topography for major subdivisions shall be prepared by a professional land surveyor or professional engineer from an actual field survey of the site or from stereoscopic aerial photography and shall be coordinated with official USGS benchmarks.

(3)

The location and delineation of ponds, vernal pools, streams, ditches, drains, and natural drainage swales, as well as the one-hundred-year floodplains and delineated wetlands, and buffers required by Chapter 400, Zoning, and NPDES permit requirements.

(4)

Vegetative cover conditions on the property according to general cover type, including cultivated land, permanent grass land, meadow, pasture, old field, hedgerow, woodland and wetland, the actual canopy line of existing trees and woodlands.

(5)

Soil series, types and phases, as mapped by the U.S. Department of Agriculture, Natural Resources Conservation Service, in the published soil survey for the county, and accompanying data published for each soil relating to its suitability for construction (and, in unsewered areas, for septic suitability).

(6)

Ridge lines and watershed boundaries shall be identified.

(7)

Geologic formations on the proposed development parcel based on available published information or more detailed data obtained by the applicant.

(8)

All existing man-made features, including but not limited to streets, driveways, farm roads, woods roads, buildings, foundations, walls, wells, drainage fields, dumps, utilities, fire hydrants, and storm and sanitary sewers.

(9)

Locations of all historically significant sites or structures on the tract, including but not limited to cellar holes, stone walls, earthworks, and graves.

(10)

Locations of trails that have been in public use (pedestrian, equestrian, bicycle, etc.).

(11)

All easements and other encumbrances of property shall be shown on the plan.

(12)

Total acreage of the tract, and for conservation design subdivisions, the adjusted tract area and the constrained land area with detailed supporting calculations.

Resource impact and conservation analysis.

(1)

A preliminary resource impact and conservation analysis shall be prepared for all major subdivision applications (except those in which all proposed lots are to be 10 or more acres in area) to categorize the impacts of the proposed activities and physical alterations on those resources shown on the existing resources and site analysis (as required under Subsection C). All proposed improvements, including but not necessarily limited to grading, fill, streets, buildings, utilities and stormwater detention facilities, as proposed in the other proposed preliminary plan documents, shall be taken into account in preparing the preliminary resource impact and conservation analysis, which shall clearly demonstrate that the applicant has minimized site disturbance to the greatest extent practicable.

(2)

Using the existing resources and site analysis as a base map, impact areas shall be mapped according to the following categories:

(a)

Primary impact areas, i.e., areas directly impacted by the proposed major subdivision;

(b)

Secondary impact areas, i.e., areas in proximity to primary areas which may be impacted; and

(c)

Designated protected areas, either to be included in a proposed greenway or an equivalent designation, such as dedication of a neighborhood park site.

(3)

In addition, the applicant shall submit an accompanying resource assessment report divided into the following sections:

(a)

Description of existing resources as documented in Subsection C.

(b)

Impacts of the proposed development on existing resources, correlated to the areas depicted in the resource impact and conservation analysis.

(c)

Measures taken to minimize and control such impacts both during and following the period of site disturbance and construction.

(d)

The qualifications and experience of the preparer of the report.

(4)

This requirement for a resource impact and conservation analysis may be waived by the Township if, in its judgment, the proposed development areas, as laid out in the sketch plan or in the preliminary plan, would be likely to cause no more than an insignificant impact upon the site's resources.

Preliminary improvements plan. This plan shall include the following items:

(1)

Historic resources, trails and significant natural features, including topography, areas of steep slope, wetlands, one-hundred-year floodplains, swales, rock outcroppings, vegetation, existing utilities, and other site features, as indicated on the existing resources and site analysis.

(2)

Existing and proposed lot lines, lot areas, any existing easements and rights-of-way, computed and shown in accord with § 355-25.

(3)

Location, alignment, width, profile and proposed names of all proposed streets and street rights-of-way, including all street extensions or spurs that are reasonably necessary to provide adequate street connections and facilities to adjoining development or undeveloped areas and profiles for proposed streets, all computed and shown in accord with § 355-25.

(4)

Location of proposed swales, drainage easements, stormwater and other management facilities.

(5)

Where community sewage service is proposed, the proposed layout of proposed sewage systems, including but not limited to the proposed locations of sewer mains and sewage treatment plants, showing the type and degree of treatment intended and the size and capacity of treatment facilities.

(6)

Where community water service is proposed, the proposed layout of proposed water distribution facilities, including water mains, fire hydrants, storage tanks and, where appropriate, wells or other water sources.

(7)

Location of all percolation tests as may be required under this chapter, including all failed test sites or pits as well as those approved. All approved sites shall be clearly distinguished from unapproved sites.

(8)

Limit-of-disturbance line (must be exact in relation to the retention of existing trees proposed to be saved).

(9)

Location and dimensions of proposed playgrounds, public buildings, public areas and parcels of land proposed to be dedicated or reserved for public use.

(10)

If land to be subdivided lies partly in or abuts another municipality, the applicant shall submit information concerning the location and proposed design of streets, layout and size of lots and provisions of improvements on land subject to his control within the adjoining municipalities. The design of improvements shall provide for a smooth, practical transition where specifications vary between municipalities. Evidence of approval of this information by appropriate officials of the adjoining municipalities also shall be submitted.

(11)

Where the applicant proposes to install the improvements in phases, he shall submit with the preliminary plan a delineation of the proposed sections and a schedule of deadlines within which applications for final approval of each section are intended to be filed.

(12)

Utilities and easements.

(a)

Exact locations of existing and proposed utility easements.

(b)

Layout of all proposed sanitary and storm sewers and location of all inlets and culverts, and any proposed connections with existing facilities. (This data may be on a separate plan.)

(c)

The proposed location of on-site sewage and water facilities.

(13)

Location of proposed shade trees, plus locations of existing vegetation to be retained.

(14)

Signature blocks for the Township Planning Commission recommendation and Board of Supervisors' approval, and a block for the acknowledgment of review by the Monroe County Planning Commission shall be provided on the right-hand side of the preliminary improvements plan.

(15)

Zoning data, including all of the following, when applicable:

(a)

Zoning district designations.

(b)

Zoning district boundary lines transversing the proposed major subdivision and/or development.

(c)

Zoning district boundary lines within 500 feet of the proposed major subdivision and/or development shown on the location map.

(16)

A title block shall be included on the lower-right corner.

(17)

Name of project.

(18)

Name and address of the owner of record (if a corporation, give name of each officer) and current deed book and page where the deed of record is recorded.

(19)

Name and address of developer if different from landowner (if a corporation, give name of each officer).

(20)

Name, address, license number, original seal and original signature of the qualified professional (see definition in Article II) responsible for the preparation of the plan.

(21)

Date, including the month, day and year that the preliminary plan was completed and the month, day and year for each plan revision along with a description of the revision.

(22)

A key map for the purpose of locating the property being subdivided and showing the relation of the property, differentiated by tone or pattern, to adjoining property and to all streets, roads, municipal boundaries, zoning districts (if zoning is in effect), watercourses and any area subject to flooding.

(23)

North arrow (true or magnetic).

(24)

Graphic scale and written scale.

(25)

Names of present adjoining property owners and the names of all adjoining subdivisions, if any, including property owners and/or subdivisions across adjacent roads, along with the current Tax Map number and deed book and page number for each property shown.

(26)

Location of all areas or features of the project parcel which are subject to the Township Official Map and the type of reservations as specified on the Official Map.

(27)

The applicant/owner shall provide an owner's certification in a manner deemed acceptable to the Township and in a form substantially similar to the form included in the Appendix.[1]

[Added 7-5-2023 by Ord. No. 151-2023]

[1]

Editor's Note: The owner's certification form is included as an attachment to this chapter.

Supporting documents and information. The following supporting documents, plans and information shall be submitted with preliminary plans for all major subdivisions:

(1)

Typical street cross-section drawings for all proposed streets showing the following:

(a)

Typical cut sections.

(b)

Typical fill sections.

(c)

Superelevated sections.

(d)

Typical parallel drainage.

(2)

Profiles along the top of the cartway center line showing existing and proposed grade lines and printed elevations of the proposed grade lines at fifty-foot intervals.

(3)

Any existing or proposed deed restrictions, protective and restrictive covenants that apply to the major subdivision and/or development plan; and a statement on the plan disclosing the status of any mineral, oil, gas, or other similar subsurface agreement of lease, easement, or sale, along with the record book and page number as recorded in the County Recorder of Deeds Office, or if none exists, a statement to that effect.

(4)

All proposed offers of dedication and/or reservation of rights-of-way and land areas with conditions attached.

(5)

Existing documents of dedication and/or reservation of rights-of-way and land areas with conditions attached.

(6)

Proof of legal interest in the property and latest deed of record.

(7)

Water supply information. In the case of individual on-lot wells, information documenting water table depth and potential for affecting the groundwater supply. In the case of community systems:

(a)

A statement from a professional engineer of the type and adequacy of any community water supply system proposed to serve the project.

(b)

Preliminary design of any central water supply system.

(c)

Publicly owned central system. A letter from the water company or authority stating that said company or authority will supply the development including a verification of the adequacy of service.

(d)

Privately owned central system. A statement setting forth the proposed ownership of the system and responsibility for operation and maintenance.

(e)

A copy of any application for any permit, license or certificate required by DEP or the PA Public Utility Commission for the construction and operation of any proposed central water supply system. Preliminary plan approval shall be conditioned on the issuance of said permits by PA DEP and/or PA PUC.

(8)

Sewage disposal information.

(a)

Completed sewage facilities planning module(s) for land development and other required sewage planning documents as required by the Pennsylvania Sewage Facilities Act[2] and PA DEP.

[2]

Editor's Note: See 35 P.S. § 750.1 et seq.

(b)

Private sewage treatment plants and community on-lot systems. A preliminary design of the system and a statement setting forth the proposed ownership of the system and responsibility for operation and maintenance.

(9)

A list of any public utility, environmental or other permits required, and if none are required, a statement to that effect. The Township may require a professional engineer's certification of such list.

(10)

A grading plan and associated soil erosion and sedimentation control plan for submission for approval by the Monroe Conservation District.

(11)

Drainage/stormwater management plan meeting the requirements of this chapter and any stormwater management ordinance adopted by the Township.[3]

[3]

Editor's Note: See Ch. 344, Stormwater Management and Earth Disturbance.

(12)

Preliminary bridge designs and a statement by the applicants engineer regarding any approvals required by the state or federal government.

(13)

A statement indicating any existing or proposed zoning variances (if zoning is in effect) or subdivision waivers/modifications.

(14)

Where the land included in the subject application has an electric transmission line, a gas pipeline, or a petroleum or petroleum products transmission line located within the tract, the preliminary plan shall be accompanied by a copy of the recorded agreement with the owner or lessee of such right-of-way stating any conditions on the use of the land and the minimum building setback and/or right-of-way-lines.

(15)

Highway occupancy permits.

(16)

A plan for the ownership of and maintenance of all improvements and common areas as required by §§ 355-39 and 355-40 of this chapter.

(17)

A narrative detailing how the development conforms to the Coolbaugh Township, Borough of Mount Pocono, Tobyhanna Township, and Tunkhannock Township Regional Comprehensive Plan, Official Map or other adopted plan. [See § 355-43A(1).]

Additional information. The Township shall require any other necessary information based on the specific characteristics of the proposed project.

Application forms and certifications. The applicant shall complete and submit such application forms and certifications as prescribed by the Township for submission with preliminary plan applications.

Preliminary plan engineering certification. Prior to approval of the preliminary plan, the applicant shall submit to the Township a preliminary plan engineering certification stating that the proposed layout of proposed streets, house lots, and open lands complies with the Township's ordinances, particularly those sections governing the design of subdivision streets and stormwater management facilities, and that all improvements will be installed in accord with the specific requirements of this chapter or any waivers or modifications granted by the Township. This certification requirement is meant to provide the Township with assurance that the proposed plan is able to be accomplished within the Township's current regulations.

§ 355-27 Final plan requirements for major subdivisions.

(See § 355-30 for land developments.)

Final plans shall be prepared by a qualified professional (see definition in Article II), as applicable, and required by state law. Final plans shall be submitted pursuant to the following:

Existing resources and site analysis. A plan as required by Subsection B consistent with the terms of the approved preliminary plan and modified as necessary to reflect the proposal for final approval.

Final plan information. The final plan shall be drawn to the same drafting standards and contain all of the information required on the preliminary plan and the following additional information:

(1)

The full plan of the proposed development, including but not limited to the following information and data:

(a)

Sufficient bearings, lengths of lines, radii, arc lengths and chords of all lots, streets, rights-of-way, easements, community or public areas and areas to be dedicated to accurately and completely reproduce each and every course on the ground.

(b)

All dimensions in feet and hundredths of a foot.

(c)

All bearings to the nearest one second of the arc.

(d)

Street names.

(e)

Street widths and right-of-way and easement widths.

(f)

A clear sight triangle shall be shown for all street intersections.

(g)

Block and lot numbers.

(h)

Total tract area and area of each lot to the nearest square foot or 1/10,000 of an acre.

(i)

Location and type of permanent monuments and markers which have been found or set in place.

(j)

Building setback lines for each lot or the proposed placement of each building.

(k)

Adjoining excepted parcels or sections shall be marked "not included in this plat" and their boundary completely indicated by bearings and distances.

(l)

A statement of intended use of all lots, with reference to restrictions of any type which exist as covenants in the deed for the lots contained in the major subdivision and if the covenants are recorded, including the book and page.

(m)

The deed book volume and page number, as entered by the County Recorder of Deeds, referencing the latest source(s) of title to the land being developed.

(n)

Monroe County Tax Map number.

(2)

The following items shall be on all final plans when applicable, in the form of protective and/or restrictive covenants:

(a)

Building setbacks.

(b)

Corner lot easements for clear sight triangles.

(c)

Corner lot driveway locations.

(d)

Utility and drainage easements including ownership and maintenance responsibility.

(3)

The following general notes shall be included on all final plans, if applicable:

(a)

All lots shown on this plan are subject to the rules and regulations contained in Chapter 400, Zoning.

(b)

Wells shall be developed in accord with the current standards of the Pennsylvania Department of Environmental Protection and Coolbaugh Township; and Township approval of this plan in no way certifies or guarantees the quality or capacity of any well.

(c)

No certificate of compliance pursuant to Chapter 400, Zoning, shall be issued for any dwelling or building in any subdivision or land development, nor shall any dwelling or building be used or occupied, until such time as all improvements required to service and provide access to said dwelling or building have been installed by the developer and approved by the Township.

(d)

In the event the plan incorporates a private access street as defined in this chapter, the maintenance of any private access street shall be the sole responsibility of those persons who have the right to use the private access street. Each lot served by the private access street shall be restricted from further subdivision and shall be limited to the development of one dwelling unit.

(e)

In the event of a lot improvement plan: Lot/parcel _____ shall be joined to and become an inseparable part of lot/parcel _____ and cannot be subdivided, conveyed or sold separately or apart therefrom without prior Township approval. The combined lot shall be identified as Lot _____.

(f)

Highway occupancy permits are required for access to roads under the jurisdiction of the Pennsylvania Department of Transportation pursuant to the State Highway Law (P.L. 1242, No. 428, § 420)[1] and for access to roads under the jurisdiction of Coolbaugh Township pursuant to the Coolbaugh Township Road Encroachment Ordinance.

[1]

Editor's Note: See 36 P.S. § 670-420.

(g)

In the case where wetlands are present:

[1]

The developer assumes full responsibility for obtaining any and all necessary permits and/or approvals, relating to the existence and designation of any wetlands on this plan, as may be required by the U.S. Army Corps of Engineers, the Pennsylvania Department of Environmental Protection or any other state or federal agency having appropriate jurisdiction over wetlands. The developer represents and warrants that it has accurately and properly delineated the areas of wetlands on this subdivision/land development; that it will give a copy of same to any prospective purchaser(s), together with the name, address, and telephone number of the governmental agencies having jurisdiction over wetlands; and that it will advise any prospective purchaser(s) of the existence of wetlands, if any, on any lot proposed to be purchased. After conveyance or sale of any lands in this subdivision/land development to any purchaser(s), the purchaser(s) shall assume and bear continuing responsibility for compliance with any and all governmental regulations regarding the use of wetlands. Any purchaser(s) of any lands set forth in this subdivision/land development agree to look solely to the developer and/or to the appropriate governmental agency for compliance with any wetlands regulations or requirements.

[2]

The approval of this plan by the Township Supervisors shall not in any manner be construed to be or to constitute an approval of compliance by the developer with statutes or regulations promulgated by any state or federal agencies relating to wetlands existing on the subdivision/land development. The Township shall have no liability or responsibility to the purchaser(s) or to any other regulations with respect to the subdivision/land development or any lands contained therein.

(h)

When on-site sewage disposal is proposed, this approval in no way certifies or guarantees the suitability of any lot for the installation of a subsurface sewage disposal system. The Pennsylvania Department of Environmental Protection planning conducted as part of the plan approval process is for general suitability only and a sewage permit will be required prior to the issuance of any building permit. Individual owners of lots must apply to the Township for a sewage permit prior to the construction of any on-lot sewage disposal system.

(i)

In cases where the requirement for sewage planning is waived by the Township, the lot(s) shown on this plan have not been approved for any type of sewage disposal, based upon the representation by the developer that the lot(s) will be used for the purposes other than a dwelling, commercial establishment, or any use which generates wastewater. The development of the lot(s) for any such purpose shall require a sewage permit and other applicable approvals by the Township.

(j)

A statement disclosing the status of any mineral, oil, gas, or other similar subsurface agreement of lease, easement, or sale along with the record book and page number as recorded in the County Recorder of Deeds Office. If none exists, a statement to that effect.

(4)

In the case of land developments, the location and configuration of project buildings, parking compounds, streets, access drives, driveways and all other planned facilities.

Supporting documents and information. The following supporting documents and information shall be submitted with the final plan for major subdivisions:

(1)

Typical final street cross-section drawings for all proposed streets and/or roads showing the following:

(a)

Typical cut sections.

(b)

Typical fill sections.

(c)

Typical superelevated sections.

(d)

Typical parallel drainage.

(2)

Final profiles along the top of the cartway (pavement) center line showing existing and final grade lines and printed elevations of the final grade line at fifty-foot intervals, unless otherwise required by this chapter or underground utilities.

(3)

Any existing and finally proposed deed restrictions, protective and restrictive covenants that apply to the subdivision and/or development plan, and those specific restrictive covenant provisions required by the Township as part of the plan approval.

(4)

All existing and proposed offers of dedication and/or reservation of rights-of-way and land areas with conditions attached.

(5)

The latest deed of record, if different from the preliminary plan.

(6)

Water supply and sewage disposal information.

(a)

Final plan of any central water supply and/or sewage disposal system showing all pertinent details.

(b)

Evidence of DEP sewage planning approval.

(c)

All other documentation required to demonstrate compliance with § 355-53 of this chapter.

(7)

All required state or federal environmental permits.

(8)

Highway occupancy permits.

(9)

Soil erosion and sedimentation control plan approved by the Monroe Conservation District and any required NPDES permit.

(10)

Final drainage/stormwater management plan.

(11)

Final bridge designs and required state or federal approvals.

(12)

A statement setting forth any zoning variances or subdivision waivers/modification obtained.

(13)

Where the land included in the subject application has an electric transmission line, a gas pipeline, or a petroleum or petroleum products transmission line located within the tract, the final plan shall be accompanied by a copy of the recorded agreement with the owner or lessee of such right-of-way stating any conditions on the use of the land and the minimum building setback and/or right-of-way-lines.

(14)

Improvements construction documentation required by Article V.

(15)

A closure/area computation sheet for the total tract and for each proposed lot, street, common or public area, and any area to be offered for dedication.

[Added 7-5-2023 by Ord. No. ]

Additional information. The Township shall request any other necessary information based on the specific characteristics of the proposed project.

Application forms and certifications. The applicant shall complete and submit such application forms and certifications as prescribed by the Township for submission with final plan applications.

Maintenance of development improvements. The developer shall provide a proposed plan for the succession of ownership and continued operation and maintenance of all development improvements, amenities and common use or open space areas in accord with Article V. The Township shall determine the adequacy of the plan and shall require any additional assurance to provide for proper operation and maintenance.

§ 355-28 Minor subdivisions, final plan requirements.

Plans for minor subdivisions shall be prepared by a qualified professional (see definition in Article II), as applicable, and required by state law; and shall be submitted pursuant to the following:

Minor plan information.

(1)

Name of minor subdivision and identification number assigned by the project qualified professional.

(2)

Name and address of owner of record (if a corporation, give name of each officer).

(3)

Name and address of developer if different from landowner (if a corporation, give name of each officer).

(4)

Name, address, license number, original seal and original signature of the qualified professional (see definition in Article II) responsible for the preparation of the minor subdivision plan.

(5)

Date, including the month, day and year that the final plan for the minor subdivision was completed and the month, day and year of each plan revision along with a description of the revision.

(6)

The deed book volume and page number reference of the latest source(s) of title to the land being subdivided.

(7)

North arrow (true or magnetic).

(8)

Graphic scale and written scale.

(9)

Lots numbered in consecutive order, along with lots previously subdivided from the parcel.

(10)

A plat of the area proposed to be subdivided, including the tract boundaries, if appropriate, street lines and names, lot lines, rights-of-way or easements (existing and/or proposed, if any).

(11)

Sufficient data, acceptable to the Township, to determine readily the location, bearing and length of every boundary, street or lot line. All dimensions shall be shown in feet and hundredths of a foot. All bearings shall be shown to the nearest one second of an arc.

(12)

The area of each lot or parcel shall be shown within each lot or parcel, the area of each shown in the nearest square foot or 1/10,000 of an acre.

(13)

Reference monuments and/or lot markers shall be shown on the plan and shall be placed as required by § 355-50 of this chapter.

(14)

Any existing buildings located on the tract being subdivided shall be platted to demonstrate compliance with setback requirements.

(15)

The proposed building reserve (setback) lines for each lot, or the proposed placement of each building.

(16)

The name and number and pavement width and right-of-way lines of all existing public streets and the name, location and pavement width and right-of-way lines of all other roads within or abutting the property.

(17)

Names of adjoining property owners including those across adjacent roads, and the names of all adjoining subdivisions including those across adjacent roads with the book and page where each property and/or subdivision is recorded; along with the Tax Map number for each property shown.

(18)

Watercourses, lakes, streams, ponds with names, and other significant features, constructed or natural including utilities, wells and sewage systems.

(19)

Wetlands in accord with § 355-60. If no wetlands are present, a certification to such effect shall be provided by the applicant.

(20)

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

(21)

Site data, including total acreage, number of lots, existing zoning district (if zoning is in effect) and Tax Map number.

(22)

Contour lines at an interval of not greater than 20 feet as superimposed from the latest USGS quadrangle or from a field survey. A minimum of two contour lines are required to show direction and amount of slope.

(23)

Location of all flood hazard areas as shown on the most recent FIA/FEMA mapping.

(24)

The location and extent of various soil types by NRCS classification for each type.

(25)

The location of any soil test pits and/or percolation tests. The logs of the test pit evaluations and the results of the percolation tests shall accompany the plan.

(26)

Any existing or proposed areas of wells and subsurface sewage disposal fields when on-site disposal is proposed.

(27)

A key map for the purpose of locating the property being subdivided.

(28)

Signature blocks for the Township Planning Commission recommendation and Board of Supervisors approval, and a block for the acknowledgment of review by the Monroe County Planning Commission.

(29)

A title block on the lower-right corner.

(30)

The following items and notes shall be on all final plans when applicable, in the form of protective and/or restrictive covenants:

(a)

Building setbacks.

(b)

Corner lot easements for clear sight triangles.

(c)

Corner lot driveway locations.

(d)

Utility and drainage easements, including ownership and maintenance responsibility.

(31)

Location of all areas or features of the project parcel which are subject to the Township Official Map and the type of reservations as specified on the Official Map.

(32)

The applicant/owner shall provide an owner's certification in a manner deemed acceptable to the Township and in a form substantially similar to the form included in the Appendix.[1]

[Added 7-5-2023 by Ord. No. 151-2023]

[1]

Editor's Note: The owner's certification form is included as an attachment to this chapter.

Minor plan general notes. The following general notes shall be on all minor plans, if applicable:

(1)

All lots shown on this plan are subject to the rules and regulation contained in Chapter 400, Zoning.

(2)

(3)

No certificate of compliance pursuant to Chapter 400, Zoning, shall be issued for any dwelling or building in any subdivision, nor shall any dwelling or building be used or occupied, until such time as all improvements required to service and provide access to said dwelling or building have been installed by the developer and approved by the Township.

(4)

(5)

(6)

Highway occupancy permits are required for access to roads under the jurisdiction of the Pennsylvania Department of Transportation pursuant to the State Highway Law (P.L. 1242, No. 428, § 420)[2] and for access to roads under the jurisdiction of Coolbaugh Township pursuant to the Coolbaugh Township Road Encroachment Ordinance.

[2]

Editor's Note: See 36 P.S. § 670-420.

(7)

In the case where wetlands are present:

(a)

The developer assumes full responsibility for obtaining any and all necessary permits and/or approvals, relating to the existence and designation of any wetlands on this plan, as may be required by the United States Army Corps of Engineers, the Pennsylvania Department of Environmental Protection or any other state or federal agency having appropriate jurisdiction over wetlands. The developer represents and warrants that it has accurately and properly delineated the areas of wetlands on this subdivision; that it will give a copy of same to any prospective purchaser(s), together with the name, address, and telephone number of the governmental agencies having jurisdiction over wetlands; and that it will advise any prospective purchaser(s) of the existence of wetlands, if any, on any lot proposed to be purchased. After conveyance or sale of any lands in this subdivision to any purchaser(s), the purchaser(s) shall assume and bear continuing responsibility for compliance with any and all governmental regulations regarding the use of wetlands. Any purchaser(s) of any lands set forth in this subdivision agree to look solely to the developer and/or to the appropriate governmental agency for compliance with any wetlands regulations or requirements.

(b)

The approval of this plan by the Township Supervisors shall not in any manner be construed to be or to constitute an approval of compliance by the developer with statutes or regulations promulgated by any state or federal agencies relating to wetlands existing on the subdivision. The Township shall have no liability or responsibility to the purchaser(s) or to any other regulations with respect to the subdivision or any lands contained therein.

(8)

When on-site sewage disposal is proposed, yhis approval in no way certifies or guarantees the suitability of any lot for the installation of a subsurface sewage disposal system. The Pennsylvania Department of Environmental Protection planning conducted as part of the plan approval process is for general suitability only and a sewage permit will be required prior to the issuance of any building permit. Individual owners of lots must apply to the Township for a sewage permit prior to the construction of any on-lot sewage disposal system.

(9)

(10)

Supporting documents and information.

(1)

The required sewage facilities planning modules along with the site investigation reports.

(2)

Typical cross-sections for any private access streets of a design adequate for anticipated traffic along with center-line profiles and vertical curve data.

(3)

A closure/area computation sheet for the total tract and for each proposed lot

[Added 7-5-2023 by Ord. No. 151-2023]

Additional information. The Township shall request any other necessary information based on the specific characteristics of the project.

Application forms and certifications. The applicant shall complete and submit such application forms and certifications as prescribed by the Township for submission with minor subdivision applications.

§ 355-29 Plan requirements for combination of adjacent lots in a recorded subdivision.

[Amended 7-5-2023 by Ord. No. 151-2023]

Plans for the combination of adjacent lots in a recorded subdivision shall be prepared by a qualified professional (see definition in Article II) as applicable and required by state law; and shall be submitted pursuant to the following.

Combination plan information.

(1)

Name and address of owners of record.

(2)

Name, address, seal and signature of the registered professional land surveyor responsible for the plan.

(3)

Date of the plan and each revision.

(4)

North arrow.

(5)

Graphic and written scale.

(6)

Deed reference and tax assessment parcel identification number for each lot.

(7)

All original lot, tract or boundary information, acceptable to the Township, sufficient to establish the location, bearing and length of every boundary, street or lot line. If this information is from the original subdivision plan, it shall be so noted and the precision shall conform to that of the original subdivision plan. If the information is established by survey, lengths shall be indicated to the hundredth of a foot and bearings shall be indicated to the nearest second.

(8)

The original lot numbers indicated on the appropriate lots as well as the proposed lot number.

(9)

Building setback lines.

(10)

Any existing buildings located on the lots.

(11)

Reference monuments and/or lot markers, as appropriate.

(12)

Lot lines to be eliminated, shown with a broken line and labeled: "Lot line to be eliminated."

(13)

Name and/or number and right-of-way width of any street or road abutting the property.

(14)

Names of owners and/or lot numbers of adjacent properties.

(15)

Watercourses, lakes, streams, ponds, wetland, etc.

(16)

Flood hazard areas and steep slope areas.

(17)

The area of each lot.

(18)

Reference to the recorded subdivision plan where the lots were originally subdivided, including the record reference.

(19)

The zoning district.

(20)

A signature block for the Board of Supervisors, with the following format:

"At a public meeting held on _____________, 20__, the Board of Supervisors of Coolbaugh Township reviewed and, by a motion duly enacted, approved the joining of lots _____ and _____ as originally shown on the plan titled ________________________ and recorded in the Monroe County courthouse in __________, Volume _____." (Provide five signature lines and area for the Township seal.)

(21)

The applicant/owner shall provide an owner's certification in a manner deemed acceptable to the Township and in a form substantially similar to the form included in the Appendix.[1]

[Added 7-5-2023 by Ord. No. 151-2023]

[1]

Editor's Note: The owner's certification form is included as an attachment to this chapter.

Combination plan general notes. The following general notes shall be on all combination plans, if applicable:

(1)

When easements are not delineated specifically, the approval of this plan by the Board of Supervisors of Coolbaugh Township does not have the effect of altering, redefining or extinguishing any easements of record existing on or over subject property.

(2)

The lots being joined shall not be subdivided into smaller lots without the approval of Coolbaugh Township.

(3)

By approval of this plan, the Township has not confirmed the presence, absence and/or extent of wetlands, whether or not delineated on this plan.

(4)

The property shown on this plan is under and subject to Chapter 400, Zoning, of the Code of the Township of Coolbaugh.

(5)

If the property requires access to a state highway, this plan requires access to a highway under the jurisdiction of the Pennsylvania Department of Transportation and a highway occupancy permit is required pursuant to Section 420 of the Act of June 1, 1945 (PL. 1242, No. 428), known as the "State Highway Law,"[2] before any driveway access to a state highway is permitted.

[2]

Editor's Note: See 36 P.S. § 670-420.

Additional information. The Township shall request any other necessary information based on the specific characteristics of the project.

Application forms and certifications. The applicant shall complete and submit such application forms and certifications as prescribed by the Township for submission with the applications.

§ 355-30 Plan requirements for land developments.

Land development plans and applications shall contain all information required by the Township to determine compliance with this chapter and any other applicable requirements.

Plan requirements. The plan requirements for final plans for major subdivisions in § 355-27 of this chapter shall serve as the guide for the types of information which may be required. In any case, the plan shall include all information and details necessary to confirm compliance with this chapter. This shall include, but not be limited to, access drives, parking and loading areas, walkways, stormwater facilities, and buffer areas.

Survey. A survey of the parcel of property containing the proposed land development shall generally be required; however, the Township shall have the right to waive the requirement for a survey in cases where circumstances do not dictate the need for a survey to ensure compliance with applicable requirements.

Design standards and improvements. All design standards and required improvements specified by this chapter shall apply to land developments. The Township shall also have the right to apply any reasonable additional standards and requirements necessary to effect the purposes of this chapter.

§ 355-31 Plan requirements for minor residential land developments.

Minor residential land development plans and applications shall contain all information required by the Township to determine compliance with this chapter and any other requirements. The plan requirements for minor subdivisions in § 355-28 of this chapter shall serve as the guide for the types of information that may be required. A survey of the parcel of property containing the proposed minor residential land development shall generally not be required; however, the Township shall have the right to require a survey by a registered surveyor in cases where circumstances dictate the need for same to assure compliance with applicable requirements. The Township shall also have the right to apply any of the standards and requirements contained in this chapter.

§ 355-32 Requirements for as-built plans.

All plans approved for construction which include elevations, distances, material lengths, thicknesses or depths shall be affirmed through submission of an as-built (or as-constructed) plan as part of the final plan approval process. The as-built plan shall accurately depict the final constructed development indicating which improvements have been installed in accord with the approved plans and detailing any changes as approved by the Township.

Submission. One legible paper print of the as-built plans and one compact disc with the plans in PDF format shall simultaneously be submitted to the Township and one of each to the Township Engineer.

Format.

(1)

The as-built plans shall be generated using the approved plans (as revised through construction) with the plan/design figures struck through with a single line and the as-constructed measurement annotated immediately adjacent.

(2)

All deviations from approved plan data shall be documented by field measurement by a registered land surveyor, licensed in good standing to practice surveying in the Commonwealth of Pennsylvania.

Water and sewer. Water and sewer as-built plans shall be coordinated with the respective authorities.

Plan information. The following information shall be shown on the as-built plans. Deviations from the approved plans shall be subject to a request from the Township Engineer for calculations sealed by the applicable qualified professional which document that the as-constructed condition does not violate the original intent by decreasing flow capacity or a safety standard below the criteria set by this chapter.

(1)

Storm sewer, including revised topography for basin/BMPs (if needed), basin/BMP berm height and width, outlet structure elevations, emergency spillway elevation and length, basin/BMP volume calculations, storm pipes and inlets (including pipe size, slope, inverts, grate elevations), and location of all BMPs, including snouts, bottomless inlets, depressed landscape islands, infiltration trenches, porous pavement, etc.

(2)

Deviations in grade on gravity-dependent improvements (e.g., ditches and pipes) to verify that the installed flow capacity meets or exceeds the design capacity.

(3)

Light pole locations.

(4)

Sidewalk locations.

(5)

Road and traffic signs.

(6)

Road elevations, layout, and striping; and if intersections have been revised significantly, sight distance. Finished roadway improvements shall be measured at cross-section intervals matching the design stations, and shall include information across the entire improved section from tie slope to tie slope in order to document that the design ditch, shoulder and roadway sections have been met.

(7)

Parking spaces including handicapped spaces and access points.

(8)

Retaining wall locations and elevations.

(9)

Where permanent monuments have been set for right-of-way or tract boundary, the four-decimal state plane coordinates and two-decimal elevation of the center of the monument.

(10)

Building locations with tie distances to property lines.

(11)

Any improvement where setbacks from property lines to critical points (building corners, etc.) have been shown on the approved plans.

(12)

Utility location in association with easements (i.e., is the utility centered on the easement, etc.).

(13)

Field changes not otherwise required by this section.

(14)

Cross-section plots for any or all stations of the project may be required, at the discretion of the Engineer.

(15)

Other information as deemed necessary by the Township Engineer, depending on site conditions.