To provide a full understanding of the site's potential and to facilitate the most effective exchange with the Planning Commission, the sketch plan should include the information listed below. Many of these items can be taken from the existing resources and site analysis plan (see § 300-21D), a document that must 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 plan.
A.
Name and address of the legal owner, the equitable owner, and/or
the applicant;
B.
Name and address of the professional engineer, surveyor, planner,
architect, landscape architect, or site designer responsible for preparing
the plan;
C.
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;
D.
Approximate tract boundaries, sufficient to locate the tract on a
map of the municipality;
E.
Location map;
F.
Zoning district;
G.
Streets on and adjacent to the tract (both existing and proposed);
H.
One-hundred-year floodplain limits;
I.
Approximate location of wetlands;
J.
Topographic, physical and cultural features, including fields, pastures,
meadows, wooded areas, trees with a diameter of 15 inches or more,
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;
K.
Schematic layout indicating a general concept for land conservation
and development;
L.
Proposed general street and lot layout;
M.
General description of proposed method of water supply, sewage disposal,
and stormwater management;
N.
In the case of land development plans, proposed location of buildings
and major structures, parking areas and other improvements;
O.
A map of the entire contiguous holdings of the owner or developer
showing anticipated locations of roads.
(See § 300-25 for land developments.)
A.
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:
B.
Drafting standards.
(1)
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.
(2)
Dimensions shall be in feet and hundredths of feet; bearings shall
be in degrees, minutes and seconds for the boundary of the entire
tract, and dimensions in feet for lot lines.
(3)
The survey shall not have an error of closure greater than one in
10,000 feet.
(4)
The sheet size shall be no smaller than 12 inches by 18 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.
(5)
Plans shall be legible in every detail.
C.
Site context map. A map showing the location of the proposed subdivision
within its neighborhood context shall be submitted. For sites under
100 acres in area, such maps shall be at a scale not less than one
inch equals 200 feet and shall show the relationship of the subject
property to natural and man-made features existing within 1,000 feet
of the site. For sites of 100 acres or more, the scale shall be one
inch equals 400 feet and shall show the above relationships within
2,000 feet of the site. The features that shall be shown on site context
maps include topography (from USGS maps), streams, wetlands (from
maps published by the United States Fish & Wildlife Service or
the United States Department of Agriculture Natural Resources Conservation
Service), woodlands over 1/2 acre in area, ridgelines, public roads
and trails, utility easements and rights-of-way, public land, and
land protected under conservation easements.
D.
Existing resources and site analysis plan. For all subdivisions (except
those in which all proposed lots are to be 10 or more acres in area),
an existing resources and site analysis plan shall be prepared to
provide the developer and the municipality 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 municipal ordinances, and likely impact upon the natural and
cultural resources on the property. The following information shall
be included in this plan:
(1)
Topography, the contour lines of which shall generally be at two-foot
intervals, determined by photogrammetry (although ten-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 bench marks.
(2)
The location and delineation of ponds, streams, ditches, drains and
natural drainage swales, as well as the one-hundred-year floodplains
and wetlands, as defined in Borough ordinances. Additional areas of
wetlands on the proposed development parcel shall also be indicated,
as evident from testing, visual inspection, or from the presence of
wetland vegetation.
(3)
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. Vegetative types
shall be described by plant community, relative age and condition.
(4)
Soil series, types and phases, as mapped by the United States 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 on-site sewage disposal suitability).
(5)
Ridgelines and watershed boundaries shall be identified.
(6)
A viewshed analysis showing the location and extent of views into
the property from public roads and from public parks, public forests,
and state game lands.
(7)
Geologic formations on the proposed development parcel, including
rock outcroppings, cliffs, sinkholes, and fault lines, 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 which are or
have been filed of record with the Recorder of Deeds of Lackawanna
County shall be shown on the plan.
(12)
Total acreage of the tract, the adjusted tract area (for conservation
design developments) and the constrained land area with detailed supporting
calculations.
E.
Preliminary resource impact and conservation plan.
(1)
A preliminary resource impact and conservation plan shall be prepared for all major subdivision and land development applications to categorize the impacts of the proposed activities and physical alterations on those resources shown on the existing resources and site analysis plan (as required under § 300-21D). All proposed improvements, including but not necessarily limited to grading, fill, streets, buildings, utilities and stormwater detention facilities, as proposed in the other conceptual preliminary plan documents, shall be taken into account in preparing the preliminary resource impact and conservation plan, which shall clearly demonstrate that the applicant has minimized site disturbance to the greatest extent practicable.
(2)
Using the existing resources and site analysis plan 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
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 conservation
open space or an equivalent designation such as dedication of a neighborhood
park site.
(3)
This requirement for a preliminary resource impact and conservation
plan may be waived by the Council 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.
F.
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
plan.
(2)
Existing and proposed lot lines, lot areas, any existing easements
and rights-of-way.
(3)
Conservation open space.
(4)
Location, alignment, width, profile and tentative 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; preliminarily engineered profiles for proposed streets.
(5)
Location of proposed swales, drainage easements, stormwater and other
management facilities.
(6)
Where community sewage service is proposed, the conceptual layout
of proposed sewage systems, including, but not limited to, the tentative
locations of sewer mains and sewage treatment plants, showing the
type and degree of treatment intended and the size and capacity of
treatment facilities.
(7)
Where central water service is proposed, the layout of proposed water
distribution facilities, including water mains, fire hydrants, storage
tanks and, where appropriate, wells or other water sources.
(8)
Location of all percolation tests as may be required under this chapter,
including all failed test sites or pits, as well as those approved,
and including an approved alternate site for each lot. All approved
sites shall be clearly distinguished from unapproved sites.
(9)
Limit-of-disturbance line.
(10)
Location and dimensions of proposed playgrounds, public buildings,
public areas and parcels of land proposed to be dedicated or reserved
for public use.
(11)
If land to be subdivided lies partly in or abuts another municipality,
the applicant shall submit information concerning the location and
conceptual design of streets, layout and size of lots, and provisions
of public improvements on land subject to his control within the adjoining
municipality. 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 municipality also shall be submitted.
(12)
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.
(13)
Utilities and easements.
(a)
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 tentative location of proposed on-site sewage and water
facilities.
(14)
Location of proposed shade trees, plus locations of existing
vegetation to be retained.
(15)
Signature block for the Council on the right-hand side.
(16)
Zoning data, including all of the following, when applicable:
(17)
A title block in the lower right corner.
(18)
Name of project.
(19)
Name and address of the owner of record (if a corporation, give
name of each officer), and current deed book volume and page where
the deed of record is recorded.
(20)
Name and address of developer if different from landowner (if
a corporation, give name of each officer).
(21)
Name, address, license number, seal and signature of the qualified professional (see definition in Article II) responsible for the preparation of the plan.
(22)
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.
(23)
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, watercourses and any area subject to
flooding.
(24)
North arrow (true or magnetic).
(25)
Graphic scale and written scale.
(26)
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 property
identification number for each property shown.
G.
Supporting documents and information. The following supporting documents,
plans and information shall be submitted with preliminary plans for
all major subdivisions:
(2)
Profiles along the top of the cartway center line, or as otherwise
required by this chapter, 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 and protective and restrictive
covenants that apply to the subdivision and/or development plan.
(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 the 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)
Connection to central system. A letter from the water company
or authority stating that the said company or authority will supply
the development, including a verification of the adequacy of service.
(d)
New 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 PA DEP or the Pennsylvania 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 and PA DEP.
(b)
Connection to Borough Sewer Authority system. Documentation
from the Authority that service will be provided and that the applicant
has complied with all Authority requirements.
(c)
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 Borough
may require a professional engineer's certification of such list.
(10)
Soil erosion and sedimentation control plan.
(11)
Drainage/stormwater management plan meeting the requirements
of this chapter and any stormwater management ordinance adopted by
the Borough.
(12)
Preliminary bridge designs and a statement by the applicant's
engineer regarding any approvals required by the state or federal
government.
(13)
A statement indicating any existing or proposed zoning variances
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 letter from 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. This requirement may also be satisfied
by submitting a copy of the recorded agreement.
(15)
Highway occupancy permit.
H.
Additional information. The Planning Commission or Council shall
require any other necessary information based on the specific characteristics
of the proposed project.
I.
Application forms and certifications. The applicant shall complete
and submit such application forms and certifications as prescribed
by the Borough for submission with the preliminary plan application.
J.
Preliminary plan engineering certification. Prior to approval of
the preliminary plan, the applicant shall submit to the Council a
preliminary plan engineering certification, stating that the layout
of proposed streets, house lots, and conservation open space complies
with the Borough's Zoning and Subdivision and Land Development
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 Council. This
certification requirement is meant to provide the Council with assurance
that the proposed plan is able to be accomplished within the Borough's
current regulations.
(See § 300-25 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:
A.
Existing resources and site analysis plan. A plan, as required by § 300-21D, consistent with the terms of the approved preliminary plan and modified, as necessary, to show the proposal for final approval.
B.
Final resource impact and conservation plan.
(2)
In addition to the requirements of § 300-21E, the applicant shall submit an accompanying resource assessment report divided into the following sections:
(b)
Impacts of the proposed development on existing resources, correlated
to the areas depicted in the final resource impact and conservation
plan.
(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.
C.
Final plan information. The final plan shall be drawn to the same
drafting standards, 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 1/100 of
square feet or acres.
(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)
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 subdivision, and if the covenants are recorded, including the
book and page.
(m)
The deed book volume and page number referencing the latest
source(s) of title to the land being developed.
(n)
Lackawanna County property identification number.
(o)
The location, ownership and maintenance responsibility of common
facilities and conservation open space.
(2)
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.
(e)
"Wells and sewage disposal systems shall be constructed in accord
with the current standards of the Pennsylvania Department of Environmental
Protection and the Borough of Dalton."
(f)
"Individual owners of lots must apply to the Borough for a sewage
permit prior to the construction of any on-lot sewage disposal system."
(g)
"In granting this approval, the Borough has not certified or
guaranteed the feasibility of the installation of any type of well
or sewage disposal system on any individual lot shown on this plan."
(h)
"All lots shown on this plan are subject to the rules and regulations
contained in the Borough of Dalton Zoning Ordinance."
(3)
The following general notes shall be included on all final plans,
if applicable:
(a)
In the event the subdivision incorporates a private access street
as defined in this chapter, the following: "The improvement and maintenance
of any private access street shall be the sole responsibility of those
persons benefitting from the use thereof."
(b)
In the event of a "lot improvement" proposal: "Lot/parcel _____
shall be joined to and become an inseparable part of lot/parcel _____
as recorded in Deed Book Volume _____, Page _____ and cannot be subdivided,
conveyed or sold separately or apart therefrom without prior Borough
approval" and "Approval is granted for recording purposes only."
(c)
"Highway occupancy permits are required for access to roads
under the jurisdiction of the Pennsylvania Department of Transportation
pursuant to the State Highway Law[1] (P.L. 1242, No. 428, § 420) and for access to
roads under the jurisdiction of the Borough of Dalton pursuant to
Borough of Dalton road encroachment requirements."
[1]
Editor's Note: See 36 P.S. § 670-420.
(d)
In the case where wetlands are present or if otherwise required
by the Borough: "The developer and/or the lot purchaser(s) assumes
full responsibility for obtaining any local, state and federal permits
and/or approvals relating to wetlands. Approval by the Borough Council
shall not in any manner be construed to be an approval of compliance
with statutes or regulations relating to wetlands. The Borough of
Dalton shall have no liability or responsibility for the same to the
developer or purchaser(s)."
(e)
When on-site subsurface 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 PA DEP planning
conducted as part of the subdivision plan approval process is for
general suitability only, and a sewage permit will be required prior
to the issuance of any building permit."
(f)
In the case where the requirement for sewage planning is waived
by the Borough: "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 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, zoning and other applicable approvals by the Borough of Dalton."
(g)
In the case where common land and/or facilities are proposed:
"Common open land, common recreation land, common facilities and development
improvements shall not be sold separately or be further subdivided
or developed, nor shall such land be used for density for any other
development."
(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.
D.
Supporting documents and information. The following supporting documents
and information shall be submitted with the final plan for major subdivisions:
(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.
(3)
Any existing and finally proposed deed restrictions and protective
and restrictive covenants that apply to the subdivision and/or development
plan.
(4)
All existing and offers of dedication and/or reservation of rights-of-way
and land areas with conditions attached.
(5)
Proof of legal interest in the property and the latest deed of record.
(7)
All required state or federal environmental permits.
(8)
Highway occupancy permits.
(9)
Soil erosion and sedimentation control plan approved by the Lackawanna
County Conservation District.
(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 letter from 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. This requirement may also be satisfied
by submitting a copy of the recorded agreement.
E.
Additional information. The Planning Commission or Council shall
require any other necessary information based on the specific characteristics
of the proposed project.
F.
Application forms and certifications. The applicant shall complete
and submit such application forms and certifications as prescribed
by the Borough for submission with the final plan application.
G.
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 Council shall determine the adequacy of the plan and shall require any additional assurance to provide for proper operation and maintenance.
Plans for minor 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:
A.
Drafting standards.
(1)
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.
(2)
Dimensions shall be in feet and hundredths of feet; bearings shall
be in degrees, minutes and seconds for the boundary of the entire
tract, and dimensions in feet for lot lines.
(3)
The survey shall not have an error of closure greater than one in
10,000 feet.
(4)
The sheet size shall be no smaller than 12 inches by 18 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.
(5)
Plans shall be legible in every detail.
B.
Minor subdivision plan information.
(1)
Name of subdivision.
(2)
Name and address of the 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, seal and signature of the qualified professional (see definition in Article II) responsible for the preparation of the 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 Borough, 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 the arc.
(12)
The area of each lot or parcel shall be shown within each lot
or parcel, and the area of each shown in the nearest 1/100 of an acre
or square feet.
(13)
Reference monuments and/or lot markers shall be shown on the plan and shall be placed as required by § 300-41.
(14)
Any existing buildings located on the tract being subdivided
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/or 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 deed book volume and page number where
each property and/or subdivision is recorded, along with the property
identification number for each property shown.
(18)
Watercourses, lakes, streams, ponds with names, rock outcrops
and stone fields, location of existing tree masses and other significant
features, constructed or natural, including utilities, wells and sewage
systems.
(19)
Wetlands.
(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 and property identification 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 SCS 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 block for the Council on the right-hand side.
(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.
(e)
"Wells and sewage disposal systems shall be constructed in accord
with the current standards of the Pennsylvania Department of Environmental
Protection and the Borough of Dalton."
(f)
"Individual owners of lots must apply to the Borough for a sewage
permit prior to the construction of any on-lot sewage disposal system."
(g)
"In granting this approval, the Borough has not certified or
guaranteed the feasibility of the installation of any type of well
or sewage disposal system on any individual lot shown on this plan."
C.
General notes. The following general notes shall be included on all
final plans, if applicable:
(1)
In the event the subdivision incorporates a private access street
as defined in this chapter, the following: "The improvement and maintenance
of any private access street shall be the sole responsibility of those
persons benefitting from the use thereof."
(2)
In the event of a "lot improvement" proposal: "Lot/parcel __ shall
be joined to and become an inseparable part of lot/parcel ____ as
recorded in Deed Book Volume ____, Page ____ and cannot be subdivided,
conveyed or sold separately or apart therefrom without prior Borough
approval" and "Approval is granted for recording purposes only."
(3)
"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)
and for access to roads under the jurisdiction of the Borough of Dalton
pursuant to Borough of Dalton road encroachment requirements."
(4)
In the case where wetlands are present or if otherwise required by
the Borough: "The developer and/or the lot purchaser(s) assumes full
responsibility for obtaining any local, state and federal permits
and/or approvals relating to wetlands. Approval by the Borough Council
shall not in any manner be construed to be an approval of compliance
with statutes or regulations relating to wetlands. The Borough of
Dalton shall have no liability or responsibility for the same to the
developer or purchaser(s)."
(5)
When on-site subsurface 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 PA DEP planning
conducted as part of the subdivision plan approval process is for
general suitability only, and a sewage permit will be required prior
to the issuance of any building permit."
(6)
In the case where the requirement for sewage planning is waived by
the Borough: "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 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, zoning and other applicable approvals by the Borough of Dalton."
(7)
In the case where common land and/or facilities are involved: "Common
open land, common recreation land, common facilities and development
improvements shall not be sold separately or be further subdivided
or developed, nor shall such land be used for density for any other
development."
D.
Supporting documents and information.
(1)
The required sewage facilities planning modules along with the site
investigation reports.
(2)
If connection to the Borough Sewer Authority system is proposed,
documentation from the Authority that service will be provided and
that the applicant has complied with all Authority requirements.
(3)
If connection to a central system is proposed, a letter from the
water company or authority stating that the said company or authority
will supply the development, including a verification of the adequacy
of service and documentation that the applicant has complied with
all water company requirements.
(4)
Typical cross sections for any private access street of a design
adequate for anticipated traffic, along with center-line profiles
and vertical curve data.
E.
Additional information. The Planning Commission or Council shall
request any other necessary information based on the specific characteristics
of the proposed project.
F.
Application forms and certifications. The applicant shall complete
and submit such application forms and certifications as prescribed
by the Borough for submission with the minor subdivision application.
The plan requirements set forth in § 300-23 for minor subdivisions shall also apply to lot improvement subdivisions. In addition, copies of the deeds prepared for recording shall be provided, and said deeds shall effect the lot improvements on the approved plans and shall be recorded along with the approved plans.
Land development plans and applications shall contain all information
required by the Borough to determine compliance with this chapter
and any other applicable requirements.
A.
Plan requirements. The plan requirements for final plans for major subdivisions in § 300-22 shall serve as the guide for the types of information which may be required. In addition to the information required by § 300-22, the land development plan shall include all details of required improvements necessary to confirm compliance with this chapter and all other applicable Borough ordinances. This shall include, but not be limited to, access drives, parking and loading areas, walkways, stormwater facilities, and buffer areas.
B.
Survey. A survey of the parcel of property containing the proposed
land development shall generally be required; however, the Council
shall have the right to waive the requirement for a survey in cases
where circumstances do not dictate the need for a survey to assure
compliance with applicable requirements.
C.
Design standards and improvements. All design standards and required
improvements specified by this chapter shall apply to land developments.
The Council shall also have the right to apply any reasonable additional
standards and requirements necessary to effect the purposes of this
chapter.
