[Amended 12-2-2009 by Ord. No. 2009-10]
The sketch plan may be submitted by the applicant as a basis
for informal discussion with the Council as to the intended use and
arrangement of a proposed subdivision or land development.
A. Data furnished in a sketch plan shall be at the discretion of the
applicant; however, to obtain maximum benefit, it is suggested that
a sketch plan should include the following information:
(4) Streets on and adjacent to the tract, properly named and identified.
(5) Topographical and physical features. United States Geologic Survey
and Natural Resources Conservation Service information may be used
but should be plotted to appropriate scale.
(6) Proposed general street layout.
(7) Proposed general lot layout.
(8) In the case of land development plans, proposed general layout including
building locations, parking lots and open spaces.
B. A sketch plan need not be to exact scale nor are precise dimensions
required.
The following materials shall be submitted for consideration
as the preliminary plan for subdivision and/or land development:
A. A sketch or map, drawn approximately to scale, showing the location
of the proposed subdivision or land development in relation to adjacent
properties and existing streets.
B. A map or series of maps drawn to a scale not smaller than 100 feet
to the inch, and showing the following:
(1) The limits, dimensions, and acreage of the tract to be subdivided
or developed and the proposed name or identifying title. The date,
scale, and North point. The name, seal, and signature of the engineer,
landscape architect, or surveyor who prepared the plan. The name and
address of the landowner.
(2) All existing streets on or immediately adjacent to the tract, including
name, right-of-way width and cartway width.
(3) The location and dimensions, where applicable, of existing easements,
rights-of-way, public lands, tree masses, streams, monuments and other
features.
(4) Contours at a vertical interval of two feet, for a minimum of six
feet or three consecutive contours.
[Amended 8-5-2015 by Ord.
No. 2015-02]
(5) Datum to which elevations refer. Where reasonably practicable, datum
shall refer to known, established elevations.
(6) All existing buildings, towers, sewers, water mains, culverts, storage
facilities for petroleum products, gas mains, fire hydrants, and other
significant man-made facilities on the tract.
(7) The zoning classification applicable to the tract to be subdivided
or developed along with all zoning boundaries, if any, that traverse
or are within 300 feet of that tract.
(8) The name of owners of all abutting unplotted land and the names of
all abutting subdivisions or developments.
(9) A preliminary subdivision plan show the proposed lot layout with
approximate dimensions.
(10)
A preliminary land development plan shall show proposed building locations, location and size of parking lot, provisions for access and traffic control, locations of loading docks and provisions for landscaping and lighting of site. The plan shall conform to the requirements of Chapter
400, Zoning, with regard to use, area and width regulations for the district in which the proposed land development is located.
(11)
Location, width, and name of all proposed streets including
all street extensions or spurs as are reasonably necessary to provide
adequate street connections and facilities to adjoining developed
or undeveloped areas; preliminary profiles for proposed streets; proposed
minimum setback line for each street; playgrounds, public buildings,
public areas and parcels of land proposed to be dedicated or reserved
for public use.
(12)
Where off-site sewer service is anticipated, the preliminary
design of sewerage systems, including but not limited to the location
and grade of sewers, pumping stations, force mains, and where applicable,
sewage treatment plants, showing the type and degree of treatment
intended and the size, capacity and the location of treatment facilities.
(13)
Where off-site water service is anticipated, the preliminary
design of water distribution facilities including the size and location
of water mains, fire hydrants, storage tanks and, where appropriate,
wells or other water sources.
(14)
The plan shall include the design of adequate surface and storm
drainage and shall provide for protection against erosion. Such a
plan shall incorporate the following information:
(a)
All present and proposed grades and facilities for stormwater
drainage, including:
[1]
The location and size of the drain pipes.
[2]
The location of manholes or inlets and details.
[3]
Preliminary designs of any bridges and culverts that may be
required.
[4]
Details of the methods to be used to prevent erosion and discharge
of sediments from the property both during and following construction
including, but not limited to, the surface grading, limitation on
slopes and sedimentation basins.
(15)
If land to be subdivided lies partly in another municipality,
the applicant shall submit information concerning the location and
design of streets, layout and size of lots and provision of public
utilities on lands subject to his control within the adjoining municipalities.
The design of public 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 shall also be submitted.
(16)
Where the preliminary plan covers only a part of the applicant's
entire holding, a sketch shall be submitted of the prospective street
layout for the remainder.
C. A statement describing proposed public improvements, including streets
and gutters, including a typical cross-sectional diagram of proposed
street construction, and including the means of water supply and sanitary
drainage to be provided.
D. Where on-site sewage disposal facilities are anticipated, the applicant
shall submit a statement with regard to the suitability of the soil
to absorb sewage wastes. Where, in the opinion of the Borough Engineer,
doubt exists about the ability of the soil to absorb such waste, the
Council may require that a feasibility report be prepared by a registered
professional engineer certifying that the proposed quantities of waste
generated within the subdivision or land development can be adequately
and properly disposed of with an on-site sewage disposal facility.
E. A statement or certificate by the applicant indicating that the plans
are or are not in conformity with engineering, zoning, building, sanitation,
and other applicable Borough ordinances and regulations, and if they
are not so conforming, the reasons for requesting an exception.
F. Where subdivision of land is proposed as a part of land development
because of the creation of mortgages encumbering less than the entire
tract, a plan shall be submitted showing the proposed division of
property, including easements for access to all parcels not fronting
on public roads. Such easements shall be a minimum of 25 feet wide.
Final plans for the subdivision of land and land development
shall conform in all important details with preliminary plans as reviewed
by the Council including any conditions specified as a result of review
of preliminary plans. The following shall be submitted by the applicant:
A. The subdivision and/or land development plans submitted for review
for final approval shall be clear and legible black on white prints
of the drawings. Upon completion of review, and for signature by the
Council, clear reproducible copies of all plans shall be submitted.
Space shall be provided for signature by the Council on the face of
the plans.
B. Final plans shall be on sheets not larger than 34 inches by 44 inches
overall. It is recommended that, as far as practicable, final plan
sheets shall be held to the following overall sizes: 17 inches by
22 inches, 22 inches by 34 inches, 34 inches by 44 inches. Where necessary
to avoid sheets larger than maximum size prescribed above, final plans
shall be drawn in two or more sections, accompanied by a key diagram
showing relative location of the sections. The scale shall not be
more than 100 feet to the inch. All dimensions shall be shown in feet
and hundredths of a foot.
C. Final plans shall include the following information:
(1) The limits, dimensions, acreage and location of the tract to be subdivided
or developed and the name or identifying title. The date, scale and
North point. The name, address and telephone number of the applicant.
The name, seal and signature of the engineer, landscape architect
or surveyor who prepared the plan. The name of the landowner.
(2) All existing streets on or adjacent to the tract, including name,
right-of-way width and cartway width.
(3) The locations and dimensions, where applicable, of existing easements,
rights-of-way, public lands, tree masses, streams and other features,
and monuments. Upon recommendation of the Borough Engineer, the Council
may require that final contours be shown at a maximum of two-foot
intervals, including the datum to which elevations refer.
[Amended 8-5-2015 by Ord.
No. 2015-02; at time of adoption of Code (see Ch.
1, General Provisions, Art. I)]
(4) All existing buildings, towers, sewers, water mains, culverts, storage
facilities for petroleum products, gas mains, fire hydrants, and other
significant man-made facilities on the tracts.
(5) The zoning classification applicable to the tract being subdivided
along with all zoning boundaries, if any, that traverse or are within
300 feet of the tract.
(6) The names of owners of all abutting unplotted land and the names
of all abutting subdivisions or developments.
(7) Sufficient data to determine readily the location, bearing, and length
of every street, lot, and boundary line and to produce such lines
upon the ground, including the length of all straight lines, radii,
lengths of curves, and tangent bearings for each street, and all dimensions,
angles or bearings of the lines and areas of each lot and of each
area proposed to be dedicated to public use.
(8) The plan for lots within a subdivision shall show house numbers and
all streets shall be named. House numbers shall be assigned by the
Borough.
(9) The proposed building setback line for each street.
(10)
Where off-site sewer service is to be provided, the final design
of all facilities including, but not limited to, sewers, manholes,
pumping stations and sewage treatment facilities.
(11)
Location, size and invert elevation of all proposed storm sewers
and location of all manholes, inlets and culverts.
(12)
Where off-site water service is to be provided, the final design
including location and size of all proposed water service facilities
within the subdivision shall be shown including wells, storage tanks,
pumps, mains, valves and hydrants.
(13)
Location of permanent reference monuments and markers.
(14)
A final land development plan shall show proposed buildings, locations and size of parking lot, provisions for access and traffic control, locations of loading docks and provisions for drainage, landscaping and lighting of site. The plan shall be in conformance with the requirements of Chapter
400, Zoning. Where subdivision of land is proposed as a part of land development because of the creation of mortgages encumbering less than the entire tract, the final plan shall be submitted showing the proposed division of property including easements for access to all parcels not fronting on public roads.
(15)
Final plans shall show sufficient information so that conformity
to zoning and subdivision design standards is demonstrated, including
but not limited to the grade of streets, degree of curvature, sight
distances, lot size, etc.
D. Where streets are proposed for dedication, a plan of street profiles
and cross-sections incorporating the following information:
(1) The profile plan shall show the vertical section of the existing
grade and proposed grade along the center line of the proposed street.
Where storm drainage and/or sanitary sewer lines are to be installed,
they shall be indicated on the profile plan.
(2) The horizontal scale on the profile plan shall be not less than one
inch equals 100 feet, and the vertical scale shall be not less than
one inch equals 10 feet or in cases where larger scales are used,
the ratio shall be 1:10 vertical to horizontal.
(3) A typical cross-section street construction shall be shown on the
profile plan and shall indicate the following:
(a)
Right-of-way width and the location and width of paving within
the right-of-way.
(b)
Type, thickness and crown of paving.
(c)
The location, width, type and thickness of sidewalks to be installed.
(d)
Typical location, size and depth of any underground utilities
that are to be installed in the right-of-way where such information
is available.
(e)
If required, a plan for location and type of streetlights to
be installed, together with the necessary contract for streetlight
installation for approval by the Borough.
(f)
Certification by the engineer, land surveyor or landscape architect
who prepared the plan, that the plans are in conformity with zoning,
building, sanitation and other applicable Borough ordinances and regulations.
In any instance where such plans do not conform, evidence shall be
presented that an exception has been officially authorized.
(g)
The final subdivision plan shall include thereon or be accompanied
by an affidavit by the landowner of the land proposed to be subdivided
to the effect that the subdivision as shown on the final plan is made
with his or their free consent and that it is desired to record the
same.