[Ord. 00030, 7/11/2005, § 401; as amended by Ord.
00077, 4/14/2014, § 8]
1.
A sketch should include at least the following information:
A.
Name and address of the owner/applicant.
B.
Written and Graphic Scale. The plan shall be at a scale of 20 feet,
30 feet, 40 feet, 50 feet or 100 feet to an inch. The plan should
be clearly titled "Sketch Plan."
C.
Tract boundaries.
D.
Location map.
E.
North point.
F.
Date of plan.
G.
Streets on and adjacent to the tract.
H.
Significant topographical physical features including floodplains
if any.
I.
Proposed general street layout, buildings, parking lots, and open
spaces.
J.
Existing improvements.
K.
The relationship of the proposed subdivision or land development
to existing facilities which may serve or influence it, other development
locations, main traffic arteries, public transportation lines, shopping
centers, schools, churches, parks, and playgrounds.
[Ord. 00030, 7/11/2005, § 402; as amended by Ord.
00077, 4/14/2014, § 9]
1.
A preliminary plan shall consist of and be prepared in accordance
with the following:
A.
Geodetic Control.
(1)
All subdivisions and land developments causing the construction
of new public infrastructure and/or alteration of existing infrastructure
will require all surveys to be tied into the North American Datum
(NAD) 1983 Pennsylvania State Plane Coordinates in feet and performed
to third order control standards as set forth by the Federal Geodetic
Control Committee.
(2)
In the event that any point of the land subject to subdivision
or land development are located more than 1/2 mile from any given
permanent monument, the developer shall construct a new permanent
monument.
(3)
Subdivisions and land developments which do not cause the construction
of any new infrastructure are not required to tie into NAD.
B.
Drafting Standards.
(1)
The plan shall be at a scale of 20, 30, 40 or 50 feet to an
inch.
(2)
Dimensions shall be in feet and decimal parts thereof, bearings
in degrees, minutes, and seconds.
(3)
Each sheet shall be numbered and shall show its relationship
to the total number of sheets.
(4)
The plan shall bear an adequate legend to indicate clearly which
features are existing and which are proposed.
(5)
The plan shall be drawn, on a topographic survey, prepared by
a professional registered in the Commonwealth of Pennsylvania to perform
such topographic survey. The plan shall not have an error of closure
greater than one foot in 10,000 feet. Contours shall be in two-foot
intervals.
(6)
Preliminary plans shall be on sheets not larger than 24 inches
by 36 inches overall. It is recommended that, as far as practicable,
preliminary plan sheets be held to the following overall sizes; 18
inches by 22 inches or 24 inches by 36 inches. Where necessary to
avoid sheets larger than the maximum size prescribed above, preliminary
plans shall be drawn in two or more sections, accompanied by a key
diagram showing relative location of the sections.
C.
Site Design and Layout Plan.
(1)
A key map for the purpose of locating the site to be subdivided
or developed, at a scale of not less than 800 feet to an inch, showing
the relation of the tract to adjoining property and to all streets
and municipal boundaries existing within 1,000 feet of any part of
the property proposed to be subdivided or developed.
(2)
A plan set, prepared according to paragraphs .A and .B above,
with accompanying narrative as needed, showing the following:
(a)
Proposed subdivision or land development name identifying title.
(b)
The plan title shall clearly state it is a preliminary plan.
(c)
Name and address of the landowner or his authorized agent.
(d)
The file or project number assigned to the plan by the licensed
professional who prepared the plan.
(e)
Name and address of the licensed professional qualified pursuant
to the provisions of the Pennsylvania Municipalities Planning Code,
53 P.S. § 10101 et seq., to prepare the plan.
(f)
Zoning information including, but not limited to: zoning district,
use, parking, lot size, yard, and any other zoning requirements, proof
of any variance or special exceptions which may have been granted
(and the date of the same), and any zoning boundaries that are within
200 feet of the tract.
(g)
Tract boundaries showing bearings and distances.
(h)
Total acreage of the tract to the nearest 1/10 of an acre.
(i)
Original date of preparation, revision dates, north point and
graphic scale.
(j)
The names of all owners of all adjacent lands, names of owners
of properties opposite public or private streets, names of all proposed
and existing adjacent subdivisions and the locations and dimensions
of any streets and/or rights-of-way and easements shown thereon.
(k)
The names, locations and dimensions of all existing streets,
sanitary sewers and storm sewers, water mains and feeder lines, fire
hydrants, electric lines, oil and gas lines, watercourses, buildings,
sources of water supply, easements and other significant features
within the property or within 300 feet of any part of the property
proposed to be developed or subdivided.
(l)
The location and widths of any streets or other public ways
or places as shown upon an adopted local or county plan, if such plan
exists for the area to be subdivided or developed.
(m)
Locations of walkways and paths that have been in public use,
with proposals for their continued protection through easement or
otherwise.
(n)
A full plan of the development, showing proposed lot layout
with lot and block numbers in consecutive order and individual lot
dimensions sufficiently detailed to demonstrate to the Borough how
the proposed layout compares to zoning requirements and that it is
mathematically attainable within the parcel being subdivided, and
location of areas to be subject to easements of any kind.
(o)
The location of all existing lot lines, markers, sources of
title, deed references and Tax Map numbers.
(p)
The location of all wetlands, floodplains, zoning districts,
historical structures, wooded areas, archeological sites and cemeteries.
(q)
Building yards, buildings to be demolished, street cross sections
and profiles, street names, clear sight triangles, sanitary sewer
and water easements and lines and laterals, stormwater plans, and
stormwater profiles.
(r)
In addition, the plan for a land development shall show, proposed
building locations, location and size of parking lots, provisions
for access and traffic control, locations of loading docks, and provisions
for landscaping and lighting of the site.
(s)
The amount of new square feet of impervious surface and its
location, shall be noted on the plan.
(t)
If the stormwater system is oversized, the extent of the oversizing
shall be noted on the plan, together with the potential effects of
the oversizing, as they may relate to future development.
(3)
All plans shall be accompanied by planning modules for land development provided by the Pennsylvania Department of Environmental Protection, including information with regard to the means of sewage disposal and provisions of water supply. All sewage disposal facilities shall be provided in accordance with the requirements of § 22-601 herein. All plans shall include all other required reports and certifications including, but not limited to, traffic hydrological and wetland.
(4)
A statement or certificate by the applicant indicating that
the plans are or are not in compliance with engineering, zoning, subdivision,
building, sanitation and other applicable Borough ordinances and regulations
and if they are not the reasons for requesting the modification. The
form of the statement shall be approved from time to time by resolution
of Borough Council.
D.
Traffic Evaluation Study.
(1)
All residential developments or subdivisions and all nonresidential subdivisions or developments which will generate 100 or more average daily vehicle trips (ADT's) shall provide studies and reports in accordance with the requirements of this section. All applicants with developments which do not meet the above stated criteria shall submit the information required in § 22-402, Subsection 1D(3)(d).
(2)
The applicant is responsible for assessing the traffic impacts
associated with a proposed development which meets any condition set
forth above. The Borough will review the applicant's assessment
and supply available data upon request to aid the applicant in preparing
the study. The applicant shall be responsible for all data collection
efforts required in preparing a traffic impact study including peak
period turning movement counts. In addition, the applicant is responsible
for ensuring that any submitted development plans meet the minimum
state and local standards for geometric design. The study shall be
conducted only by a professional engineer that has verifiable experience
in traffic engineering. Upon submission of a draft study, the Borough
may review the data sources, methods and findings and provide comments
in written form. The applicant will then have the opportunity to incorporate
necessary revisions prior to submitting a final study.
(3)
Traffic Impact Study Contents. A traffic impact study prepared
for a specific site development proposal shall follow the basic format
shown below. Additions or modifications should be made for a specific
site, when appropriate. This basic format allows for a comprehensive
understanding of the existing site, future conditions without the
proposed use and the impacts associated with the proposed development
plan. Following is a brief narrative for each section of a traffic
impact study:
(a)
Introduction. This section identifies the land use and transportation
setting for the site and its surrounding area.
1)
Site and Study Area Boundaries. A brief description of the size
of the land parcel, general terrain features, legal right-of-way lines
of the highway, and the location within the jurisdiction and the region
should be included in this section. In addition, the roadways that
afford access to the site and are included in the study area should
be identified. The exact limits of the study area should be based
on engineering judgment and an understanding of existing traffic conditions
at the site. In all instances, however, the study limits must be mutually
agreed upon by the developer, its engineer, and the Borough.
2)
Site Description. This section should contain a brief narrative
which describes the proposed development in terms of its function,
size and near and long term growth potential. This description should
be supplemented by a sketch which clearly shows the proposed development
within the site boundaries, its internal traffic circulation pattern,
and the location and orientation of its proposed access points.
3)
Existing and Proposed Site Uses. The existing and proposed uses
of the site should be identified in terms of the various zoning categories
in the jurisdiction. In addition, identify the specific use on which
a request is made since a number of uses may be permitted under the
existing ordinances.
4)
Existing and Proposed Nearby Uses. Include a complete description
of the existing land uses in the vicinity of the site as well as their
current zoning. The applicant should also state the proposed uses
for adjacent land, if known. This latter item is especially important
where large tracts of underdeveloped land are in the vicinity of the
site and within the prescribed study area.
5)
Existing and Proposed Roadways and Intersections. Within the
study area, describe existing roadways and intersections (geometries
and traffic signal control) as well as improvements contemplated by
government agencies.
(b)
Analysis of the Existing Conditions. This section describes
the results of the volume/capacity analysis to be completed for the
roadways and intersections in the vicinity of the site under existing
conditions as well as any data collection efforts that are required.
1)
Daily and Peak Hour(s) Traffic Volumes. Provide schematic diagrams
depicting daily and peak hour(s) traffic volumes for roadways within
the study area. Turning movement and mainline volumes are to be presented
for the three peak hour conditions (a.m., p.m., and site generated)
while only mainline volumes are required to reflect daily traffic
volumes. Include the source and/or method of computation for all traffic
volumes.
2)
Volume/Capacity Analysis at Critical Points. Utilizing techniques
described in the Highway Capacity Manual or derivative nomography,
include an assessment of the relative balance between roadway volumes
and capacity. Perform the analysis for existing conditions (roadway
geometry and traffic signal control) for the appropriate peak hours.
3)
Level of Service at Critical Points. Based on the results obtained
in the previous section, levels of service (A through F in the Highway
Capacity Manual) are to be computed and presented. This section should
also include a description of typical operating conditions at each
level of service.
(c)
Analysis of Future Conditions Without Development. This section
describes the anticipated traffic volumes in the future and the ability
of the roadway network to accommodate this traffic without the proposed
zoning or subdivision request. The future year(s) for which projections
are made will be specified by the Borough and will be dependent on
the timing of the proposed development.
1)
Daily and Peak Hour(s) Traffic Volume. Clearly indicate the
method and assumptions used to forecast future traffic volumes in
order that the Borough can duplicate these calculations. The schematic
diagrams depicting future traffic volumes will be similar to those
described in subparagraph (3)(a) in terms of locations and times (daily
and peak hours).
2)
Volume/Capacity Analyses at Critical Locations. Describe the
ability of the existing roadway system to accommodate future traffic
(without site development). If roadway improvements or modifications
are committed for implementation, present the volume/capacity analysis
for these conditions.
3)
Levels of Service at Critical Points. Based on the results obtained
in the previous section, determine levels of service (A through F
in the Highway Capacity Manual).
(d)
Trip Generation. Identify the amount of traffic generated by
the site for daily and the three peak conditions. Trip generation
shall be based on published trip rates on the latest revision of Trip
Generation, Institute of Transportation Engineers.
(e)
Trip Distribution. Identify the direction of approach for site
generated traffic for the appropriate time periods. As with all technical
analysis steps, the basic method and assumptions used in this work
must be clearly stated in order that the Borough can replicate these
results.
(f)
Traffic Assignment. Describe the utilization of study area roadways
by site generated traffic. The proposed traffic volumes should then
be combined with anticipated traffic volumes from subparagraph (2)(c)
to describe mainline and turning movement volumes for future conditions
with the site developed as the applicant proposes.
(g)
Analysis of Future Conditions With Development. This section
describes the adequacy of the roadway system to accommodate future
traffic with development of the site:
1)
Daily and Peak Hour(s) Traffic Volumes. Provide mainline and
turning movement volumes for the highway network in the study area
as well as driveways and internal circulation roadways for the appropriate
time periods.
2)
Volume/Capacity Analyses at Critical Points. Perform a volume/capacity
analysis for the appropriate peak hours for future conditions with
the site developed as proposed, similar to subparagraphs (3)(b)2)
and (3)(b)3).
3)
Levels of Service at Critical Points. As a result of the volume/capacity
analysis, compute and describe the level of service on the study area
roadway system.
4)
Final design must address both traffic flow and traffic safety
considerations to provide safe operational characteristics.
(h)
Recommended Improvements. In the event that the analysis indicates
unsatisfactory levels of service will occur on study area roadways,
a description of proposed improvements to remedy deficiencies should
be included in this section. These proposals would not include committed
projects by the state and local jurisdictions.
1)
Proposed Recommended Improvements. Describe the location, nature
and extent of proposed improvements to assure sufficient roadway capacity.
Accompanying this list of improvements are preliminary cost estimates,
sources of funding, timing, and likelihood of implementation.
2)
Volume/Capacity Analyses at Critical Points. Another iteration
of the volume/capacity analysis will be described which demonstrates
the anticipated results of making these improvements.
3)
Levels of Service at Critical Points. As a result of the revised
volume/capacity analysis presented in the previous section, present
levels of service for the highway system with improvements.
(i)
Conclusion. The last section of the report should be a clear
concise description of the study findings. This concluding section
should serve as an executive summary.
(4)
Implementation. All requirements and suggestions arising out
of such traffic studies and/or those performed independently by municipal
representatives on behalf of the Borough, shall be designed and implemented
by the owner as part of the subdivision/land development process.
[Ord. 00030, 7/11/2005, § 403; as amended by Ord.
00077, 4/14/2014, § 10]
1.
Any final plan shall conform in all details to the approved preliminary
plan, including any conditions specified by Borough Council. A final
plan shall consist of and be prepared in accordance with the following:
A.
Geodetic Control.
(1)
All subdivisions and land developments causing the construction
of new public infrastructure and/or alteration of existing infrastructure
will require all surveys to be tied into the North American Datum
(NAD) 1983 Pennsylvania State Plane Coordinates in feet and performed
to third order control standards as set forth by the Federal Geodetic
Control Committee.
(2)
In the event that any point of the land subject to subdivision
or land development are located more than 1/2 mile from any given
permanent monument, the developer shall construct a new permanent
monument.
(3)
Subdivisions and land developments which do not cause the construction
of any new infrastructure are not required to tie into NAD.
B.
Drafting Standards.
(1)
The plan shall be at a scale of 20, 30, 40 or 50 feet to an
inch.
(2)
Dimensions shall be in feet and decimal parts thereof, bearings
in degrees, minutes, and seconds.
(3)
Each sheet shall be numbered and shall show its relationship
to the total number of sheets.
(4)
The plan shall bear an adequate legend to indicate clearly which
features are existing and which are proposed.
(5)
The plan shall be drawn, on a topographic survey, prepared by
a professional registered in the Commonwealth of Pennsylvania to perform
such topographic survey. The plan shall not have an error of closure
greater than one foot in 10,000 feet. Contours shall be in two-foot
intervals.
(6)
Preliminary plans shall be on sheets not larger than 24 inches
by 36 inches overall. It is recommended that, as far as practicable,
preliminary plan sheets be held to the following overall sizes; 18
inches by 22 inches or 24 inches by 36 inches. Where necessary to
avoid sheets larger than the maximum size prescribed above preliminary
plans shall be drawn in two or more sections, accompanied by a key
diagram showing relative location of the sections.
C.
Site Design and Layout Plan.
(2)
Sufficient data to determine readily the location, bearing,
and length of every lot and boundary line and to produce such lines
upon the ground, including all dimensions, angles, or bearings of
the lines and areas of each lot and of each area proposed to be dedicated
to public use. The gross and net area of the tract shall be included.
(3)
For all subdivisions, the proposed building locations and names
of all streets (the Borough shall assign addresses throughout the
Borough).
(4)
Location of permanent reference monuments.
(5)
A certificate of title showing the ownership of the land vested
or to be vested in the subdivider or other applicant for plan approval.
(6)
A statement duly acknowledged before an officer authorized to
take acknowledgments of deeds and signed by the owner or owners of
the property, to the effect that the subdivision or land development
shown on the final plan is made with his or their free consent and
in accordance with his or their desires.
(7)
All offers of dedication and covenants governing the reservation
and maintenance of undedicated open space, which shall bear the approval
of the Borough Solicitor.
(8)
A copy of such private deed restrictions, including building
setback lines, as may be imposed upon the property as conditions of
sale together with a statement of any restrictions previously imposed
which may affect the title to the land being subdivided. Such restrictions
shall be satisfactory to Borough Council and the Borough Solicitor.
(9)
Such certificates of approval by proper authorities of the Commonwealth
as may have been required by Borough Council or by this chapter.
(10)
Certification of the engineer, land surveyor, landscape architect,
or land planner who prepared the plan that the plans are in conformity
with zoning, building, sanitation, subdivision and other applicable
Borough ordinances and regulations. In any instance where such plans
do not conform, evidence shall be presented that a modification has
been authorized.
(12)
The layout plan shall show the location, width, and names of
all proposed streets and street rights-of-way that include: all street
extensions or spurs which are necessary to provide adequate street
connections and facilities to adjoining developed or underdeveloped
areas. The plan shall show street profiles and cross sections incorporating
the following information:
(a)
The existing grade and proposed grade along the center line
of the proposed street. Where storm drainage and sanitary sewer lines
are to be installed, they also shall be shown on the profile plan.
(b)
Right-of-way and the location and width of paving within the
right-of-way.
(c)
Type and thickness of material and crown of paving.
(d)
The location, width, and type and thickness of material of sidewalks
to be installed.
(e)
The location, size, and depth of any underground utilities that
are to be installed in the right-of-way.
(f)
Vertical and horizontal curve data for all proposed streets.
(13)
The layout plan design will include, but not be limited to the
location and grade of sanitary sewer laterals, sanitary sewer mains,
and stormwater management facilities, showing the capacity of flow
anticipated and size of conveyance needed. Also the layout plans shall
show the location of the proposed easement not less than 30 feet in
width in order to permit the Borough to maintain the system when required.
(14)
The layout plan design will include the size and location of
water mains, street valves, connection laterals and fife hydrants.
The plan shall contain a statement that the placement of fire hydrants
and the components of the system have been reviewed by the Fire Chief
and that they are compatible with the firefighting methods and equipment
utilized by the fire company.
