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 (see § 153-28C), 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. The sketch plan shall be prepared as a simple overlay sheet placed on top of the existing resources and site analysis.
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.
The deed reference, parcel identification number and tax assessment
number for each involved parcel;
D.
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;
E.
Tract boundaries, sufficient to locate the tract on a map of the
Township;
F.
Location map;
G.
Zoning district;
H.
Streets on and adjacent to the tract (both existing and proposed);
I.
One-hundred-year floodplain limits;
J.
Location of wetlands;
K.
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;
L.
Schematic layout indicating a general concept for land conservation
and development;
M.
Proposed general street and lot layout;
N.
General description of proposed method of water supply, sewage disposal,
and stormwater management;
O.
In the case of land development plans, proposed location of buildings
and major structures, parking areas and other improvements;
P.
A map of the entire contiguous holdings of the owner or developer
showing anticipated locations of roads;
Q.
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.
A.
(See §§ 153-32 and Article IX for Land Developments.) preliminary plans shall be prepared by a qualified professional (see below), 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:
From the PA Municipalities Planning Code: Qualified
Professional – An individual authorized by Pennsylvania
law to prepare plans pursuant to § 503(1) of the MPC which
states that plats and surveys shall be prepared in accordance with
the act of May 23, 1945 (P.L. 913, No. 367), known as the "Engineer,
Land Surveyor and Geologist Registration Law," except that this requirement
shall not preclude the preparation of a plat in accordance with the
act of January 24, 1966 (P.L. 1527, No. 535), known as the "Landscape
Architects Registration Law," when it is appropriate to prepare the
plat using professional services set forth in the definition of the
"practice of landscape architecture" under section 2 of that act.
A.1.
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 surveyor shall certify on the plan that the map or plat,
and the survey on which it is based, were made in accord with current
accepted Pennsylvania practice, and the date which the field work
was completed.
(4)
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.
(5)
Plans shall be legible in every detail.
B.
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 U.S.G.S. maps), stream valleys, wetland
complexes (from maps published by the U.S. Fish & Wildlife Service
or the U.S.D.A. Natural Resources Conservation Service), woodlands
over 0.5 acre in area (from aerial photographs), ridge lines, public
roads and trails, utility easements and rights-of-way, public land,
and land protected under conservation easements.
C.
Existing resources and site analysis. For all subdivisions and land
developments, an existing resources and site analysis plan 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 200 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 Township 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 required:
(1)
Complete current perimeter boundary survey of the property to be
subdivided or developed prepared by a registered surveyor, showing
all courses, distances, and area and tie-ins to all adjacent intersections.
(2)
Natural features, including:
(a)
Contour lines at intervals of not more than two feet. (Ten-foot
intervals are permissible beyond the parcel boundaries, interpolated
from U.S.G.S. published maps.) Contour lines shall be based on information
derived from a topographic survey for the property, evidence of which
shall be submitted including the date and source of the contours.
Datum to which contour elevations refer and references to known, established
benchmarks and elevations shall be included on the plan.
(b)
Steep slopes in the following ranges: 15% to 25%, 25% and greater.
The location of these slopes shall be graphically depicted by category
on the plan. Slope shall be measured over three or more two-foot contour
intervals.
(c)
Watercourses, either continuous or intermittent and named or
unnamed, and lakes, ponds, or other water features as depicted on
the applicable PA U.S.G.S. Quadrangle Maps, most current edition.
(e)
One-hundred-year floodplains, including delineation of floodway
and flood fringe, established by study of FEMA, with base flood elevations
for the one-hundred-year storm. For those watercourses for which studies
have not been performed by FEMA, calculated one-hundred-year floodplains
shall be established by the developer. When a subdivision or land
development contains a floodplain, the elevation of roads, building
sites and public utilities in the vicinity of the floodplain shall
be given. In the case of a proposed revision of a FEMA-mapped floodplain,
a letter of approval of such revision from FEMA shall be submitted.
(f)
Soil types and their boundaries, as mapped by the USDA Natural
Resource Conservation Service, including a table listing the soil
characteristics pertaining to suitability for construction and, in
unsewered areas, for septic suitability. Alluvial and hydric soils
shall specifically be depicted on the plan.
(g)
Existing vegetation, denoted by type, including woodlands, hedgerows,
and specimen vegetation, as defined in this chapter, tree masses,
tree lines, wetland vegetation, pasture or crop lands, orchards, permanent
grass land, old fields, and any other notable vegetative features
on the site.
(h)
Any portion of the tract identified, as a Pennsylvania Natural
Diversity Inventory (PNDI) site. If such habitats exist on the tract,
the measures proposed to protect the habitats shall be indicated.
(i)
Ridgelines and watershed boundaries.
(j)
Geologic formations on the tract, including rock outcroppings,
cliffs, sinkholes, and fault lines, based on available published information
or more detailed data obtained by the applicant.
(3)
Existing man-made features, including:
(a)
Location, dimensions, and use of existing buildings, driveways,
and bridges.
(b)
Location, names, widths, centerline courses, paving widths,
identification numbers, and rights-of-way, of existing streets, alleys,
and streets recorded but not constructed on or abutting the tract.
(c)
Location of trails that have been in public use (pedestrian,
equestrian, bicycle, etc.).
(d)
Location and size of existing sanitary sewer, storm drainage,
and water supply facilities.
(e)
Any easements, deed restrictions, rights-of-way, or any other
encumbrances upon the land, including location, size, and ownership.
(f)
Where the subdivider proposes to locate a street, driveway,
or other improvement within a portion of a utility right-of-way, or
to relocate an existing utility line, a letter from the appropriate
utility company giving permission to locate within the right-of-way
or relocate the existing line shall be submitted.
(g)
Site features or conditions such as hazardous waste, dumps,
underground tanks, active and abandoned wells, quarries, landfills,
sand mounds, and artificial land conditions.
(h)
Locations of historic and archaeological resources which have
been identified and/or inventoried by the Township, the County, the
Carbon County Planning Commission, and/or the Pennsylvania Historical
and Museum Commission and all significant sites or structures on the
tract, including, but not limited to, foundations, cellar holes, stone
walls, earthworks, and burial sites.
(4)
The gross tract area, total tract area, adjusted tract area, where
applicable, and the constrained land area with detailed supporting
calculations.
D.
Preliminary resource impact and conservation analysis.
(1)
A preliminary resource impact and conservation analysis 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 (as required under § 153-28C). All proposed improvements including, but not necessarily limited, to grading, fill, streets, buildings, utilities and stormwater detention facilities, as proposed in the other 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: (1) primary
impact areas (i.e., areas directly impacted by the proposed subdivision);
(2) secondary impact areas (i.e., areas in proximity to primary areas
which may be impacted); and (3) 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
analysis may be waived by the Board of Supervisors 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.
E.
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 outcrops, 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.
(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; and 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 Planning Commission Chairman and Secretary
and the Board of Supervisors Chairman and Secretary, and a review
acknowledgement block for the Carbon County Planning Commission 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 a notarized certificate of ownership and acknowledgment of the plan per § 153-34A.
(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)
The deed reference, parcel identification number and tax assessment
number for each involved parcel.
(24)
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, water courses and any area subject to
flooding.
(25)
North arrow (true or magnetic).
(26)
Graphic scale and written scale.
(27)
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.
(28)
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.
F.
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 centerline, 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 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.
(b)
Connection to central system. Documentation from the system
owner that service will be provided and that the applicant has complied
with all system owner 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 Township
may require a professional engineer's certification of such list.
(10)
Soil erosion and sedimentation control plan.
(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.
(16)
A plan for the ownership and maintenance of all improvements
and common areas as required by § 153- 42.
(18)
An environmental impact statement prepared in accord with Chapter 180, Zoning, may be required if the Planning Commission or the Board of Supervisors deem it necessary based on the size, site features, or other characteristics of the project.
(19)
Documentation of compliance with Pennsylvania Historical and
Museum Commission requirements.
(20)
Documentation of submission to the Pennsylvania Natural Diversity
Index and compliance with any findings.
G.
Additional information. The Planning Commission or the Board of Supervisors
may require any other necessary information based on the specific
characteristics of the proposed project.
H.
Application forms and certifications. The applicant shall complete
and submit such application forms and certifications as prescribed
by the Township for submission with the preliminary plan application.
I.
Preliminary plan engineering certification. Prior to approval of the preliminary plan, the applicant shall submit to the Board of Supervisors a preliminary plan engineering certification stating that the layout of proposed streets, house lots, and conservation open space complies with Chapter 180, Zoning, and this chapter, 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 Board of Supervisors. This certification requirement is meant to provide the Board of Supervisors with assurance that the proposed plan is able to be accomplished within the Township's current regulations.
(See § 153-32 and Article IX 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. A plan, as required by § 153-25C,
consistent with the terms and requirements of the approved preliminary
plan and modified, as necessary, to show the proposal for final approval.
B.
Final resource impact and conservation analysis.
(2)
In addition to the requirements of § 153-28D, 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
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.
C.
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 1/100th
of an acre and/or the nearest square foot.
(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 reference, parcel identification number and tax assessment
number for each involved parcel.
(n)
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 Kidder Township."
(f)
"Individual owners of lots must apply to the Township for a
sewage permit prior to the construction of any on-lot sewage disposal
system."
(g)
"In granting this approval the Township 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 Kidder Township Zoning Ordinance."
(3)
The following general notes shall be included on all final plans,
if applicable:
(a)
The subdivision incorporates a private access street as defined
in this chapter. "The improvement and maintenance of any private access
street shall be the sole responsibility of those persons benefitting
from the use thereof."
(b)
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 there from without prior Township approval."
(c)
All cases. "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
Kidder Township."
(d)
All cases. "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 Board of Supervisors
shall not in any manner be construed to be an approval of compliance
with statutes or regulations relating to wetlands. Kidder Township
shall have no liability or responsibility for the same to the developer
or purchaser(s)."
(e)
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)
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 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 Kidder Township."
(g)
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."
(h)
All cases. "The Board of Supervisors of Kidder Township does
not intend to accept the dedication any of the roads, streets or the
like, other proposed public ways, spaces, or areas, or any other development
improvements shown on this final plan. The land owner, developer or
an association of lot owners shall be responsible for the maintenance
of all development improvements them subsequent to the construction
of the same."
(i)
All cases. The surveyor shall certify on the plan that the map
or plat, and the survey on which it is based, were made in accord
with current accepted Pennsylvania practice, and the date which the
field work was completed.
(j)
All cases. "The property shown on this plan is under and subject
to the Kidder Township Zoning Ordinance, as amended."
(k)
Existing easements are not specifically delineated. "The approval
of this plan by the Board of Supervisors of Kidder Township does not
have the effect of altering, redefining or extinguishing any easements
of record existing on, under or over the property."
(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)
(Reserved)
(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 Carbon
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 the Board of Supervisors
may 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 Township 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 Board of Supervisors 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 below), as applicable, and required by state law
and shall be submitted pursuant to the following:
From the PA Municipalities Planning Code: Qualified
Professional – An individual authorized by Pennsylvania
law to prepare plans pursuant to § 503(1) of the MPC which
states that plats and surveys shall be prepared in accordance with
the act of May 23, 1945 (P.L. 913, No. 367), known as the "Engineer,
Land Surveyor and Geologist Registration Law," except that this requirement
shall not preclude the preparation of a plat in accordance with the
act of January 24, 1966 (P.L. 1527, No. 535), known as the "Landscape
Architects Registration Law," when it is appropriate to prepare the
plat using professional services set forth in the definition of the
"practice of landscape architecture" under section 2 of that act.
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 surveyor shall certify on the plan that the map or plat, and
the survey on which it is based, were made in accord with current
accepted Pennsylvania practice, and the date which the field work
was completed.
(4)
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.
(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), and a notarized certificate of ownership and acknowledgment of the plan per § 153-34.
(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 reference, parcel identification number and tax assessment
number for each involved parcel.
(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 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 1/100th of an
acre or nearest square foot.
(13)
Reference monuments and/or lot markers shall be shown on the plan and shall be placed as required by § 153-52.
(14)
The locations of any existing buildings and significant improvements,
including driveways, 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)
Water courses, 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 U.S.G.S. 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 block for the Planning Commission Chairman and Secretary
and the Board of Supervisors Chairman and Secretary, and a review
acknowledgement block for the Carbon County Planning Commission 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 Kidder Township."
(f)
"Individual owners of lots must apply to the Township for a
sewage permit prior to the construction of any on-lot sewage disposal
system."
(g)
"In granting this approval the Township 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)
The subdivision incorporates a private access street as defined in
this chapter. "The improvement and maintenance of any private access
street shall be the sole responsibility of those persons benefitting
from the use thereof."
(2)
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 there from without prior Township approval."
(3)
All cases. "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 Kidder Township."
(4)
All cases. "The developer and/or the lot purchaser(s) assume full
responsibility for obtaining any local, state, and federal permits
and/or approvals relating to wetlands. Approval by the Board of Supervisors
shall not in any manner be construed to be an approval of compliance
with statutes or regulations relating to wetlands. Kidder Township
shall have no liability or responsibility for the same to the developer
or purchaser(s)."
(5)
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)
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 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 Kidder Township."
(7)
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."
(8)
All cases. The surveyor shall certify on the plan that the map or
plat, and the survey on which it is based, were made in accord with
current accepted Pennsylvania practice, and the date which the field
work was completed.
(9)
All cases. "The property shown on this plan is under and subject
to the Kidder Township Zoning Ordinance, as amended."
(10)
Existing easements are not specifically delineated. "The approval
of this plan by the Board of Supervisors of Kidder Township does not
have the effect of altering, redefining or extinguishing any easements
of record existing on, under or over the property."
D.
Supporting documents and information.
(1)
The required sewage facilities planning modules, along with the site
investigation reports.
(2)
If connection to a central system is proposed, documentation from
the system owner that service will be provided and that the applicant
has complied with all system owner 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 centerline profiles and
vertical curve data.
E.
Additional information. The Planning Commission or the Board of Supervisors
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 Township for submission with the minor subdivision application.
A.
Combination of lots of record (lot joinder). This § 153-31A shall apply to lot improvement subdivisions which involve the combination of contiguous lots of record which are shown on a map on file at the office of the Carbon County Recorder of Deeds and which do not involve the creation of any new lot lines.
(1)
Plan information. The plan shall include the following information and shall otherwise comply with the requirements in § 153-30 for minor subdivisions:
(a)
The name and address of owners of record.
(b)
The name, address, seal and signature of the registered professional
land surveyor responsible for the preparation of the plan.
(c)
The date of the plan and of each revision.
(d)
North arrow.
(e)
Graphic and written scale.
(f)
The deed reference, parcel identification number and tax assessment
number for each parcel.
(g)
Original lot, tract or boundary information, from the recorded
subdivision plan, acceptable to the Township, sufficient to establish
the location, bearing and length of every boundary, street and lot
line, with a note describing its source. As an alternative, current
survey information must be used, with bearings indicated to the nearest
second, and distance indicated to the nearest hundredth of a foot.
(h)
The original lot numbers as indicated on the recorded subdivision
plan, as well as the proposed lot number.
(i)
Current zoning district and building setback lines, as well
as setback lines as shown on the recorded plan.
(j)
The approximate locations of any existing buildings and significant
improvements, including driveways, located on the tract being subdivided
to demonstrate compliance with setback requirements.
(k)
Reference markers and/or lot markers, as appropriate.
(l)
Lot lines to be eliminated, drawn with a broken line, labeled
"LOT LINE TO BE ELIMINATED" and shown with a "Z" symbol connecting
the lots to be joined.
(m)
The name, number and right-of-way width of any street(s) or
road(s) adjoining the lot(s).
(n)
The names of owners and lot numbers of adjacent properties.
(o)
Water courses, lakes, streams, ponds, wetlands, etc.
(p)
Flood hazard areas superimposed from FEMA Flood Insurance Rate
Maps.
(q)
The existing and combined lot areas.
(r)
A reference to the title and date of the recorded subdivision
plan where the lots were originally shown, including the recording
information.
B.
Creation of new lot lines. The plan requirements in § 153-30 for minor subdivisions shall also apply to lot improvement subdivisions which create new lot lines (i.e., not the combination of lots shown on a map on file with the Carbon County Recorder of Deeds). 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 Township to determine compliance with this chapter
and any other applicable requirements.
A.
Plan requirements. The plan requirements for preliminary plans and final plans for major subdivisions in § 153-29 shall serve as the guide for the types of information which may be required. In addition to the information required by § 153-29, the land development plan shall include all details of required improvements necessary to confirm compliance with this chapter and all other applicable Township ordinances. See also Article IX.
B.
Survey. A survey of the parcel of property containing the proposed
land development shall generally be required; however, the Board of
Supervisors 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 Board of Supervisors shall also have the right to apply any reasonable
additional standards and requirements necessary to effect the purposes
of this chapter.
If the Board of Supervisors, based on the recommendation of
the Township Engineer, determines that the final plan does not accurately
depict the location of the development improvements as installed,
the applicant shall provide to the Township plans certified by the
applicant's engineer showing all such improvements as installed.
Failure of the applicant to provide the as-built plans shall constitute
a violation of this chapter, and shall be subject to all the enforcement
proceedings contained in this chapter and may result in rescission
of approval. 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.
A.
Submission; failure to submit.
(1)
One legible folded paper print of the as-built plans and one digital
copy with the plans in a format approved by the Township shall simultaneously
be submitted to the Township and one of each to the Township Engineer.
B.
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.
C.
Water and sewer. Water and sewer as-built plans shall be coordinated
with any governing authorities.
D.
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.
In addition to all other requirements, each final plan approved for recording shall comply with this § 153-34.
A.
Requirements. The following information shall appear on the record
plan, in addition to the other information required by this chapter:
(1)
The seal of the licensed engineer and/or licensed surveyor who prepared
the plan.
(2)
The impressed corporation seal, if the subdivider is a corporation.
(3)
The impressed seal of a notary public or other qualified officer
acknowledging owner's statement of intent.
(4)
A statement to the effect that the applicant is the owner of the
land proposed to be subdivided and that the subdivision or land development
shown on the final plan is made with his or their free consent and
that it is desired to record the same.
(5)
An acknowledgment of said statement before an officer authorized
to take acknowledgments.
(6)
The following original signatures shall be placed directly on the
plan in black ink:
(a)
The signature of the owner or owners of the land. If the owner
of the land is a corporation, the signatures of the president and
secretary of the corporation shall appear.
(b)
The signature of the notary public or other qualified officer,
acknowledging the owner's statement of intent.
(c)
The signatures of the licensed engineer or licensed surveyor
who prepared the plan.
(d)
The signatures of the Chairman and Secretary of the Planning
Commission.
(e)
Proof of review by the Carbon County Planning Commission.
(f)
The signatures of the Chairman and the Secretary of the Board
of Supervisors.
B.
Effect of recording.
(1)
Official Map. After a subdivision or land development has been duly
recorded, the streets, parks, and other public improvements shown
thereon shall be considered to be a part of the Official Map of the
Township.
(2)
Improvements private. Every street, park, or other improvement shown
on a subdivision or land development plan that is recorded in accord
with this chapter shall be deemed to be a private street, park, or
improvement until such time as the same has been offered for dedication
to the Township and accepted, by resolution, and recorded in the Office
of the Clerk of Common Pleas of Carbon County, or until it has been
condemned for use as a public street, park, or improvement.
(3)
Dedication of improvements. Streets, parks, and other public improvements
shown on a subdivision or land development plan to be recorded may
be offered for dedication to the Township by formal notation thereof
on the plan, or the owner may note on the plan that such improvements
have not been offered for dedication to the Township. In no event
shall an offer of dedication be considered to be accepted in the absence
of express written approval by the Township.