Preliminary and final plans submitted for approval shall meet
the requirements outlined in the following sections. (Note: Sketch
plans are optional. They do not have to prepared by an engineer or
surveyor. The following criteria is suggested to make the sketch plan
review meaningful.)
[Ord. 714, 11/13/1991, § 401]
1.
The sketch plan should show:
A.
Proposed subdivision name, location, land owner and developer's name
and address. Names and addresses of corporation officers and major
shareholders or partners. Designation of zoning district. Location
map at scale of one inch equals 2,000 feet. Show major roads, points
of interest and Borough boundaries within 500 feet. Give name under
which the subdivision is to be recorded. Identify the plan as sketch
plan.
B.
North arrow, true or magnetic, graphic scale (one inch equals 50
feet or one inch equals 100 feet preferred) and date.
C.
Names of adjoining property owners including those across adjacent
roads.
D.
Proposed and existing streets, water/sewer, gas, power and other
utility lines existing and proposed buildings and lot layout on immediately
adjoining tracts, including name and right-of-way widths that fall
within 200 feet distance from the project boundary lines.
E.
Watercourses, lake and wetland locations and names (if any), rock
outcrops and stone fields or any hazardous features. Give location
and description of any certified historical site or structure or certified
natural feature.
F.
Location of permanent and seasonal high water table areas and one-hundred-year
flood zones.
G.
Lot layout and existing topography (general). Lot width, depth and
area (typical). Lot layout, lot width, depth and area and lot identification
by number system. Street lines and names, lot lines, rights-of-way,
easements, community or public areas and areas to be dedicated.
H.
Site data: acreage, number of lots, average lot size, lineal feet
of new roads.
I.
Proposed uses of the various areas of the proposed subdivision or
land development.
J.
Location and extent of various soil types from U.S. SCS Soil Survey.
K.
Location and type of rights-of-way, easements or other restrictive
covenants which might affect development.
2.
The following supportive information should be submitted with the
sketch plan:
[Ord. 714, 11/13/1991, § 402]
1.
Preliminary plans for major subdivisions and major land developments shall be drawn at a scale of one inch equals 50 or 100 feet provided all bearings, distances and other information can be legibly and accurately presented on the plan. Plans shall be prepared on standard sheet of twelve inch by eighteen inch, eighteen inch by twenty four inch, twenty-four inch by thirty six inch, except when the Commission approves other size plans. Identify the plan as preliminary plan. Preliminary plans shall be prepared by a professional engineer or registered surveyor as defined in Part 2 of this chapter. Preliminary plans are not required for minor subdivisions and minor land developments.
2.
Preliminary plans shall show:
A.
Proposed subdivision name, location, land owner and developer's name
and address. Names and addresses of corporation officers and major
shareholders or partners. Designation of zoning district. Location
map at scale of one inch equals 2,000 feet. Show major roads, points
of interest and Borough boundaries within 500 feet. Give name under
which the subdivision/is to be recorded. The name shall not duplicate
any other recorded subdivision in Monroe County.
B.
North arrow, true or magnetic, graphic scale (one inch equals 50
feet or one inch equals 100 feet preferred) and date.
C.
Names and tax parcels numbers of adjoining property owners including
those across adjacent roads.
D.
Proposed and existing streets, proposed and existing buildings and
lot layout on immediately adjoining tracts, including name and right-of-way
widths that fall within 300 feet distance from the project boundary
lines.
E.
Watercourses and Wetlands.
(1)
Watercourse, lake and other surface water bodies, rock outcrops
and stone fields. Give location and description of any certified historic
site or structure or certified natural feature. Wetland area locations
as delineated by a trained and competent professional or as certified
by the appropriate state and federal agencies.
(2)
In the event that the Borough questions the accuracy of the
delineation of wetlands provided by the applicant, the Borough shall
have the right to require the applicant to provide a judicial determination
(or similar official confirmation) from the appropriate federal or
state regulatory agency.
F.
Location and permanent and seasonal high water table areas, one-hundred-year
flood zones and proposed drainage easement.
G.
Lot layout, lot width, depth and area (typical). Lot identification
by number system. Street lines and names, lot lines, rights-of-way,
easements, community or public areas and areas to be dedicated.
H.
Site Data. Acreage, number of lots, average lot size, lineal feet
of new roads.
I.
Tract boundaries with bearings in degrees, minutes and seconds and
distances in feet and hundredths. These boundaries shall be determined
by accurate field survey, with an error of closure not to exceed one
in 5,000 and balanced.
J.
Location and extent of various soil types, locations and log of soil
test pits and soil percolation tests results (if applicable).
K.
Location, purpose and nature of any existing right-of-way or other
easement. Location, purpose and nature and width of proposed easements.
Location of existing sanitary sewers, public water mains, storm sewers,
electric power and transmission lines, gas lines and all other utility
facilities above or below ground with direction of flow and pressure.
L.
Dimensions of streets, lots and proposed community areas. Sufficient
bearings, lengths of lines, radii, arc lengths, street widths, rights-of-way,
easements and community or public areas, to accurately and completely
reproduce each and every course on the ground.
M.
Proposed street names, road profiles, including grades, points of
vertical curvature and tangency and length of vertical curve; typical
cross-sections and specifications for streets.
N.
Proposed areas for location of wells and subsurface sewage disposal
fields (if appropriate).
O.
Designs for sanitary sewer systems, water systems and stormwater
system improvements.
P.
Building setback lines and lot width at the front building setback
line.
Q.
A place on the plan for approval by the Planning Commission, Borough
Council including a space for the date of approval. Space reserved
for noting plan revisions.
R.
All applicable zoning data. Zoning district and use classification.
S.
Approximate final grades in areas of cut or fill.
T.
Any lots designated for use other than residential shall be indicated.
U.
Parcels to be dedicated to the public or reserved for their use,
or to be reserved by covenant for residents shall be shown and marked
as such.
V.
Contour lines at an interval of two to five feet from a competent
survey. In the event contour lines at a closer interval are available,
such contours shall be shown. The Borough reserves the right to request
greater detail when the scope or nature of the development demands
the same.
W.
Designs and location of proposed bridges and road culverts.
X.
Any proposed landscaping including trees and other plantings and
screening or buffer areas.
Y.
The seal and signature of the professional engineer or registered
surveyor responsible for preparation of the plan.
Z.
A contour grading plan of all site alterations and improvements including
ground and basement floor elevations of all buildings may be required
if deemed necessary by the Borough Engineer to properly establish
grading and drainage patterns. Where buildings are proposed to be
developed by the subdivider, such a plan may be required to indicate
building ground floor and basement floor elevations.
AA.
Floor plans and elevations of all existing and proposed structures
along with floor areas and proposed uses.
BB.
Location and dimensions of parking areas and parking spaces.
3.
The following supportive documents and information shall be submitted
with preliminary plans for land development or major subdivisions:
A.
Copies of the proposed deed restrictions, protective and restrictive
covenants referenced to the drawing.
B.
Proposed offers of dedication and reservation of rights-of-way and
land areas with conditions attached.
C.
If the developer proposes to install private amenities or facilities
(for example, private roads, recreation facilities, open spaces, central
sewer or water system, etc.), the developer shall submit a narrative
description of the type of organization or legal entity which will
be responsible for the future operation and maintenance of such amenities
and how responsibility for maintenance and care and ownership of those
amenities or facilities will be transferred to the persons or organization
which will own them. If the developer proposes to dedicate all or
some portion of the amenities or facilities to the Borough at some
future date, the developer must submit a narrative description of
how responsibility for maintenance and care of these amenities or
facilities will be handled during the period before the offer of dedication
to the Borough. In no event will the Borough accept a dedication of
such amenities or facilities if, at the time of the dedication, they
do not meet the then existing standards of the Borough.
D.
Certification of Central Water Supply System. All new or expanded
or renovated subdivisions and land developments shall be served by
the Stroudsburg Municipal Authority or its successor. The developer
or applicant shall submit two copies of a letter from the Authority
which states that the Authority can adequately serve the proposed
development.
E.
Certification of Central Sewage Disposal System. Wherever possible
all new, expanded or renovated subdivisions and land developments
shall be connected to and served by the Stroudsburg sewer system.
F.
Certification of On-Lot Sewage System. When the subdivision or development
is to be served by individual on-lot sewage disposal systems upon
approval of Borough Council of a written request for modification
by the applicant:
(1)
The developer shall submit four copies of a completed planning
module for land development concurrent with the preliminary plan.
(2)
The approval of the subdivision shall be conditioned upon the
receipt by the Borough of the approval of land planning module by
the appropriate agencies.
(3)
Failure to submit the approvals of the land planning modules
by the appropriate agencies shall render any conditional preliminary
plan approval null and void.
G.
The Planning Commission or Council may, at its discretion, require the evidence be presented indicating the manner in which the environmental protection requirements described in § 22-502 are met. Soil erosion and sedimentation control plans shall be prepared in cooperation with the County Soil Conservation District and submitted with the preliminary plan application.
H.
Map of entire contiguous holdings and all other holdings of the owner
within 2,000 feet, indicating area of proposed subdivision. A sketch
plan of the proposed road system will be required for any contiguous
area not included in the preliminary plan.
I.
A stormwater drainage plan consisting of location, type, size and
character of storm sewers, culverts, natural watercourse, drainage
easements, impoundment areas, existing and proposed topographic contours
shall be prepared in compliance with the requirements of any local
stormwater management ordinances adopted by the Borough.
J.
A properly executed application on a form provided by the Borough.
K.
State Highway Access Permit.
(1)
In those cases where proposed subdivision roads or proposed
lots abut or access directly to state highways the applicant shall
submit an application to PennDOT for a state highway access permit
at or prior to the time preliminary subdivision or land development
plans are submitted to the Borough. A copy of this application shall
be submitted to the Borough with the preliminary plans along with
evidence of submission of the application to PennDOT.
(2)
PennDOT approval of an access permit, where applicable, shall
be a requirement or condition for preliminary plan approval.
[Ord. 714, 11/13/1991, § 403]
1.
Final plans for subdivisions and land developments shall be drawn at a scale of one inch equals 50 or 100 feet provided all bearings, distances and other information can be legibly and accurately presented on the plan. Plans shall be prepared on a standard sheet of 12 inches by 18 inches, 18 inches by 24 inches, or 24 inches by 36 inches, except when the Commission approves other size plans. The plan for recording shall be a clear, legible, reproducible original or print on stable base mylar or comparable quality material. Identify the plan as final plan. Final plans shall be prepared by a professional engineer or registered surveyor as defined in Part 2 of this chapter.
2.
The final plan for subdivision and land development shall show:
A.
Proposed subdivision name, location, landowner and developer's name
and address. Names and addresses of corporation officers and major
shareholders or partners. Designation of zoning district. Location
map at scale of one inch equals 2,000 feet. Showing major roads, points
of interest and Borough boundaries within 500 feet. Give name under
which the subdivision is to be recorded.
B.
North arrow, true or magnetic, graphic scale (one inch equals 50
feet or one inch equals 100 feet preferred) and date.
C.
Names of adjoining property owner including those across adjacent
roads.
D.
Proposed and existing streets, existing and proposed buildings and
lot layout on immediately adjoining tracts, including name and right-of-way
width that fall within 300 feet distance from the project boundary
lines.
E.
Watercourses and Wetlands.
(1)
Watercourse, lakes and other surface water bodies, outcrops
and stone fields. Give location and description of any certified historic
site or structure or certified natural feature. Wetland area locations
as delineated by a trained and competent professional or certified
by the appropriate state and federal agencies.
(2)
In the event that the Borough questions the accuracy of the
delineation of wetlands provided by the applicant, the Borough shall
have the right to require the applicant to provide a judicial determination
(or similar official confirmation) from the appropriate federal or
state regulatory agency.
F.
Location of permanent and seasonably high water table areas and one-hundred-year
flood zones.
G.
Lot layout, lot width, depth and area and lot identification by number
system. Street lines and names, lot lines, rights-of-way, easements,
community or public areas and areas to be dedicated.
H.
Site Data. Acreage, number of lots, average lot size, lineal feet
of new roads.
I.
Tract boundaries with bearings in degrees, minutes and seconds and
distances in feet and hundredths. These boundaries shall be determined
by accurate field survey, with an error of closure not to exceed one
in 5,000 balanced.
J.
Location and extent of various soil types, location and log of soil
test pits and soil percolation tests results (if applicable).
K.
Location, purpose and nature of any existing right-of-way or other
easement. Location, purpose and nature and width of proposed easements,
utilities and improvements, with calculations.
L.
Dimensions of streets, lots and proposed community areas. Sufficient
bearings, lengths and rights-of-way, easements and community or public
areas, to accurately and completely reproduce each and every course
on the ground.
M.
Proposed areas for location of wells and subsurface disposal fields
(if appropriate).
N.
Designs for sanitary sewer systems, water systems and storm water
system improvements, with calculations.
O.
Building setback lines.
P.
A place on the plan for approval signatures of the Planning Commission
and Borough Council including a space for the date of approval. A
space to note plan revisions. A place for notation of review by the
Monroe County Planning Commission.
Q.
Contour lines, at an interval of two to five feet from a competent
survey. In the event contour lines at a closer interval are available,
such contours shall be shown.
R.
Designs and locations of proposed bridges and road culverts.
S.
Excepted parcels or sections shall be marked "not included in this
plat" and their boundary completely indicated by bearings and distances.
T.
The total tract boundary lines of the area being subdivided, with
accurate distances to hundredths of a foot and bearings to one second
of arc. These boundaries shall be determined by accurate survey in
the field; provided, however, that the boundary(s) of adjoining additional
unplatted land of the subdivider (for example, between separately
submitted final plan sections) are not required to be based upon field
survey, and may be calculated.
U.
Block and lot numbers.
V.
Location and type of permanent monuments and markers which have been
set in place.
W.
Lot area, size of each lot in square feet or acres.
X.
The deed book volume and page number, as entered by the County Recorder,
reference to the latest source of title to the land being subdivided.
Y.
The seal and signature of the professional engineer or registered
surveyor responsible for preparation of the plan.
Z.
Proposed landscaping including trees and other plantings and screening
or buffer areas.
AA.
Zoning district and type of use.
BB.
A contour grading plan of all site alteration and improvements including
ground and basement floor elevations of all buildings may be required
if deemed necessary by the Borough Engineer to properly establish
grading and drainage patterns. Where buildings are proposed to be
developed by the subdivider, such a plan may be required to indicate
building ground floor and basement floor elevations.
CC.
Location and dimensions of parking areas and parking spaces.
DD.
Floor plans and elevations of all existing and proposed structures
along with floor areas and proposed uses.
3.
The following items shall be on all final plans in the form of protective
covenants:
A.
Building setbacks.
B.
Corner lot sight easements.
C.
Utility, drainage and slope easements.
D.
In the event the subdivision qualifies under Subsection C of the definition of "minor subdivision" in this chapter, the following: "Lot number __________ shall be joined to and become an inseparable part of lands of __________ as recorded in Deed Book Volume __________, Page __________, and cannot be subdivided or conveyed separately or apart therefrom without Borough approval."
E.
Subdivision and land development final plans requiring access to
a highway under the jurisdiction of the Pennsylvania Department of
Transportation shall contain the following notice: "The plan requires
access to a highway under the jurisdiction of the Pennsylvania Department
of Transportation and a highway occupancy permit is required pursuant
to § 420 of Act of June 1, 1945 (P.L. 1242, No. 428), known
as the "State Highway Law," before any driveway access to a state
highway is permitted." Final plans shall also be noted to indicate
that access to the state highway shall be provided only as authorized
by a highway occupancy permit.
4.
The following information shall supplement the final plan:
A.
Final profiles, cross-section and specifications for street improvements.
Final designs of bridges and road culverts.
B.
Final plans of drainage, storm sewer, sanitary sewer and water distribution
system.
C.
Final grading and finish contours for proposed developments which grading shall be consistent with § 22-502.
D.
Approval by the appropriate agencies for the water supply, sewage,
stormwater runoff, and soil and erosion control plans.
E.
Proof of the formation of any property owners association, similar
organization or other legal entity which is to assume responsibility
for maintenance and care of the amenities and facilities along with
bylaws and/or articles of incorporation. Also, a narrative description
of how control of the owners association will pass to the lot purchasers.
F.
A final version of all restrictions and covenants, if any, the developer
intends to place in the deeds to the lots in the subdivision. If no
such restrictions or covenants are to be imposed, a statement to that
effect shall be included.
G.
Evidence of actual arrangements and legal agreements with utility
companies or authorities for providing services to each lot in the
subdivision or to the land development.
H.
In those cases where final plans propose water supply to be provided
by means other than by private wells owned and maintained by the individual
owners of lots within the subdivision or development, applicants shall
provide evidence with the final plan that the subdivision is to be
supplied by a certified public utility, a bona fide cooperative association
of lot owners, or by a municipal corporation, authority or utility.
A copy of a certificate of public convenience from the Pennsylvania
Public Utility Commission or an application for such certificate,
a cooperative agreement or a commitment or agreement to serve the
area in question, whichever is appropriate, shall be acceptable evidence.
I.
In those cases where subdivision or land development roads or proposed
lots abut or access directly to state highways, the applicant shall
secure from PennDOT a state highway access permit as a requirement
for final plan approval. A copy of the approved permit shall be submitted
to the Borough with the final plan.
J.
An affidavit or notarized statement that the applicant is the owner
or equitable owner of the land proposed to be subdivided and that
the subdivision or land development as shown on the final plan is
made with his or her free consent and that it is desired to record
the same.
5.
After all signatures have been affixed to the reproducible print
of the final plan, the developer shall supply one reproducible mylar
copy and four black line or blue line prints to the Borough. The developer
or subdivider shall also provide one reproducible mylar copy and one
print to the Recorder of Deeds office.
[Ord. 714, 11/13/1991, § 404]
1.
Minor Land Development Plans.
A.
Land development plans proposing new construction or change of use residential developments of five dwelling units or less or for other residential and nonresidential uses involving 2,500 square feet of gross building floor space or less or any proposed changes of use of plan not involving any buildings or structures shall meet all applicable requirements of § 22-403 for the submission of final plans, for all subdivisions.
B.
These land development plans shall be identified in the plan title
block as minor land development plans.
2.
Major Land Development Plans.
A.
Land development plans submitted for residential developments of six dwelling units or more and for public services, commercial and/or industrial uses involving in aggregate more than 2,500 square feet of gross building floor space shall meet all applicable requirements of §§ 22-402 and 22-403 for preliminary and final plans for major subdivisions.
B.
These land development plans shall be identified in the plan title
block as major land development plans.
