The scale and sheet size of the sketch plan of a proposed subdivision
shall be as required for preliminary plans. The sketch plan shall
contain at least the following data, legibly drawn to scale, but not
necessarily showing precise dimensions:
A.
Tract boundaries accurately labeled;
B.
Name of the municipality in which the subdivision is located;
C.
Total acreage of the tract;
D.
North point;
E.
Written and graphic scales;
F.
Significant topographical and physical features which may include,
but are not limited to, boundaries of water, quarries, floodplains,
trees masses, structures, etc.;
G.
Proposed general street, building, parking and lot layout;
H.
A statement of the intended use of all lots and parcels, and the
types of structures to be located thereon;
I.
Name and address of the developer and/or landowners; and
J.
Location map with sufficient information to enable the reviewer to
locate the property.
A.
The preliminary plan of a proposed subdivision shall be clearly and
legibly drawn to a scale of one inch equals 50 feet.
B.
The original drawing and all submitted prints thereof, shall be made
on sheets either:
(1)
Eighteen inches by 24 inches.
(2)
Twenty-four inches by 36 inches.
(3)
Thirty-six inches by 42 inches, provided that the plan for recording
is drawn to scale and is no larger than 24 inches by 36 inches.
(4)
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.
(5)
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).
C.
If the preliminary plan requires more than one sheet, a key diagram
showing relative location of the several sections shall be drawn on
each sheet.
D.
The preliminary plan shall show:
(1)
Name or any other identifying title of the proposed subdivision
and of the Borough.
(2)
North point, graphic scale, written scale, and date, including
the month, day and year that the original drawing was revised, for
each revision, and a clear and concise description and location of
the changes made in each revision.
(3)
Name and address of record owner and/or land subdivider/developer.
(4)
Name and address of registered engineer, surveyor, architect
or land planner responsible for the subdivision plan.
(5)
The names of all abutting subdivisions, if any, with the book
and page numbers where recorded, and the names of the owners of all
adjacent unplotted land, if any, and the book and page number when
recorded.
(6)
Zoning requirements, including applicable district lot size
and requirements and proof of any variance or special exceptions which
may have been granted.
(7)
A key map, for the purpose of locating the property being subdivided,
drawn at a scale of one inch equals 800 feet and showing the relation
of the property, differentiated by tone or pattern, to adjoining property
and all streets, roads, municipal boundaries, and recorded subdivision
plans existing within 1,000 feet of any part of the property. In addition,
a title, scale, and North point shall be indicated.
(8)
Total tract boundaries of the property being subdivided, showing
bearings and distances which remain in a clockwise direction and a
statement of total acreage of the property.
(9)
Contour lines at vertical intervals of not more than two feet
for land with average natural slope of 4% or less, and at intervals
of not more than five feet for land with average natural slope exceeding
4%.
(10)
Location and elevation of the datum of which contour elevations
refer; where reasonably practicable, datum used shall be a known established
benchmark.
(11)
All existing sewer lines, water lines, gas lines, fire hydrants,
utility transmission lines, culverts, bridges, railroads, watercourses,
floodplain areas, wetland areas and other significant man-made or
natural features within the proposed subdivision and within 50 feet
from the boundaries of the proposed subdivision.
(12)
All existing property lines, easements and rights-of-way, and
the purpose for which the easement or rights-of-way have been established.
(13)
All existing buildings or other structures, and the approximate
location of all existing tree masses, within the proposed subdivision.
(14)
All existing streets, including streets of record (recorded
but not constructed), on or abutting the tract, including names, right-of-way
widths, cartway (pavement) widths and approximately grades.
(15)
The full plan of proposed development, including:
(a)
Location and width of all streets and rights-of-way, with a
statement of any conditions governing their use;
(b)
Length of new streets proposed;
(c)
Suggested street names and utility easement locations;
(d)
Building setback lines along each street;
(e)
Lot lines with approximate dimensions;
(f)
A statement of the intended use of all lots and parcels, and
the types of structures to be located thereon;
(g)
Lot numbers, a statement of the total number of lots and parcels;
block numbers and density of the site;
(h)
Sanitary and storm sewers (and other drainage facilities), with
the size and material of each indicated, and any proposed connections
with existing facilities;
(i)
Parks, playgrounds and other areas dedicated or reserved for
public use, with any conditions governing such use.
(16)
Where the preliminary plan submitted covers only a part of the
subdivider's entire holding, a sketch of the prospective future
street system of the unsubmitted part shall be furnished; and the
street system of the submitted part will be considered in the light
of adjustments and connections with future streets in the part not
submitted.
(17)
Preliminary layout of electrical and phone lines to show how
service can be made underground. A letter should accompany the plan
indicating that the utility plan has been reviewed by the various
utility companies involved and is considered feasible.
(18)
Proposed landscaping shall be indicated on the preliminary plan
showing the locations of street trees, the proposed landscape treatment
for reverse frontage lots and any required buffer strips.
(19)
The file or project number assigned by the firm that prepared
the plan, the plan date, and the date(s) of all plan revisions.
(20)
The location of existing lot line markers along the perimeter
of the entire tract.
(21)
Building to be demolished.
(22)
In the case of land development, the location and configuration
of proposed buildings, parking compounds, streets, access drives,
driveways, and all other significantly planned facilities.
The preliminary plan shall be accompanied by the following supplementary
data, as applicable:
A.
Typical street cross-section drawing(s) for all proposed streets.
Cross-section drawings may be either shown on the preliminary plan
or on the profile sheets as required.
B.
Tentative profiles along top of cartway (pavement) edges or along
the top of curb for both sides of each proposed street shown on the
preliminary plan. Such profiles shall show natural and finished grades
at one of the following sets of scales or any combination thereof:
(1)
One inch equals 10 feet horizontal and one inch equals one foot
vertical;
(2)
One inch equals 20 feet horizontal and one inch equals two feet
vertical;
(3)
One inch equals 40 feet horizontal and one inch equals four
feet vertical; or
(4)
One inch equals 50 feet horizontal and one inch equals five
feet vertical.
C.
Where deemed necessary by the Planning Commission, a plan for the
surface drainage of the tract to be subdivided. Such plan shall include
stormwater runoff calculations for the entire property being subdivided,
and shall show the proposed method of accommodating the anticipated
runoff, which shall be subject to the approval of the Borough Engineer.
D.
Preliminary designs of any bridges or culverts which may be required.
Such designs shall meet all applicable requirements of the Water and
Power Resources Board and/or the Pennsylvania Department of Highways
and shall be subject to the approval of the Borough Engineer.
E.
Developer shall have copies of final permits from applicable governmental
authorities for all sewage and water services supplied to the improvements.
In the event developer is not undertaking phased development and acquiring
a preliminary plan approval prior to submittal of the final plan,
then developer shall have said water and sewer permits at the time
of final plan submittal.
F.
The preliminary design of the proposed sanitary sewer mains and water
supply mains. The information shall include the approximate size,
materials and vertical and horizontal location.
G.
A statement on the plan indicating any proposed zoning amendment,
special exception, variance or other zoning proceeding, if any has
been proposed or concluded affecting the property.
H.
A statement on the plan indicating any existing or proposed subdivision
or land development waivers granted by the Borough.
I.
Any preliminary plan application involving 11 or more residential
lots/units or 10,000 additional square feet of commercial or industrial
space, except in the case of nonresidential uses only, where there
is an expansion of an already existing use by less than 50% shall
address and provide the following:
A.
The final plan of a proposed subdivision shall be clearly and legibly
drawn to a scale of one inch equals 50 feet.
C.
If the final plan requires more than one sheet, a key diagram showing
the relative location of the several sections shall be drawn on each
sheet.
D.
The final plan shall show:
(1)
Name or any other identifying title proposed subdivision and
of the Borough.
(2)
North point, graphic scale, written scale, and date including
the month, day and year that the original drawing of the final plan
was completed, the month, day and year that the original drawing was
revised, for each revision, and a clear concise description and location
of the change made in each revision.
(3)
Name of the record owner (and subdivider) of the tract, and
the source(s) of title to the land being subdivided, as shown by the
records of the County Recorder of Deeds.
(4)
The names of all abutting subdivisions, if any, with the books
and page numbers where recorded, and the names and addresses of the
owners of all adjacent unplotted land, if any, and the book and page
number where recorded.
(5)
The name, address, license number and seal of the registered
professional engineer or surveyor responsible for the plan.
(6)
A key map, for the purpose of locating the property being subdivided,
drawn at a scale of one inch equals 800 feet and showing the relation
of the property, differentiated by tone or pattern, to adjoining property,
and to all streets, roads, municipal boundaries and recorded subdivision
plans existing within 1,000 feet of any part of the property. In addition,
a title scale, and North point should be indicated.
(7)
The total tract boundary lines of the area being subdivided
with accurate distances to hundredths of a foot and bearings to 1/4
of a minute. These boundaries shall be determined by the accurate
survey in the field, which shall be balanced and closed with an error
of closure not to exceed one foot in 10,000 feet; provided, however,
that the boundary(ies) adjoining the 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.
(8)
Sufficient data acceptable to the engineer to determine readily
the location, bearing and length of every boundary line, street line
and lot line, and to reproduce such lines upon the ground. All dimensions
shall be shown in feet or hundredths of a foot and shall read in a
clockwise direction.
(9)
Landscaping plan will also be submitted which shall show the
location of street trees and the treatment of reverse-frontage lots
and buffer strips. The plan will include the names and locations of
the different types of plant materials to be used.
(10)
A utility plan will also be submitted showing how the utilities
will be installed underground, including but not limited to electric,
telephone, gas, water and sanitary sewer lines.
(11)
Location and elevations of all boundary line (perimeter) monuments
shall be indicated, along with a statement of the total area of the
property being subdivided. In addition, the engineer or surveyor shall
certify to the accuracy of the survey, the drawn plan, and the placement
of the monuments.
(12)
The name (or number) and cartway width and lines of all existing
public streets and the name and location of all other roads within
the property.
(13)
The following data for the cartway edges (curblines) and right-of-way
lines of all recorded (except those which are to be vacated) and/or
proposed streets, and for the right-of-way lines of all existing streets,
within the property:
(a)
The length (in feet and hundredths of a foot) of all straight
lines and of the radius and the arc (or chord) of all surveyed lines
(including curbed lot lines); and
(b)
The width (in feet) of the cartway, right-of-way and, if required,
of the ultimate right-of-way, and (in degrees, minutes and quarters
of a minute) of the delta angle of all curved lines, including curved
lot lines.
(14)
All straight lot lines, defined (in feet and hundredths of a
foot) by distances, and (in degrees, minutes and quarters of a minute)
either by magnetic bearings or by angles of deflection from other
lot and street lines.
(15)
Lot numbers and a statement of the total number of lots (and
parcels) and block numbers.
(16)
A statement of the intended use of all lots, with reference
to restrictions of any type, which exist or will exist as covenants
in the deed for the lots contained in the subdivision and, if covenants
are recorded, including the books and page numbers.
(17)
The proposed building reserve (setback line for each lot, or
the proposed placement of each building.
(18)
The location (and elevation, if established) of all existing
and proposed street monuments.
(19)
All easements or rights-of-way where provided for or owned by
public services and any limitations on such easements or rights-of-way.
Rights-of-way shall be shown and accurately identified on the plan,
and easements shall either be shown or specifically described on the
plan. Easements should be located in cooperation with the appropriate
public utilities.
(20)
Location, size and invert elevation of all sanitary sewer, storm
sewer and water supply facilities and location of all manholes, inlets,
culverts, and fire hydrants (this data may be submitted as a separate
plan).
(21)
If the subdivision proposed a new street intersection with a
state legislative route, the intersection permit number(s) shall be
indicated for all such intersections.
(22)
A certification of ownership, acknowledgement of plan and offer
of dedication shall be lettered on the plan, and shall be duly acknowledged
and signed by the owner(s) of the property and notarized.
(23)
Certificate for approval of the plan by the Borough Council
and by the Borough Planning Commission shall be presented.
(24)
A blank space measuring 3 1/2 inches square shall be left
preferably adjacent to the municipal certification, in which the endorsement
stamp of the County Planning Commission may be applied.
(25)
A blank space measuring three inches square shall be left along
the lower edge of the sheet, in order that the Recorder of Deeds may
acknowledge receipt and recording of the plan when it is presented,
(26)
In the case of a plan which requires access to a highway under
the jurisdiction of the Pennsylvania Department of Transportation,
the inclusion of the following plan note: "A Highway Occupancy Permit
is required pursuant to Section 420 of the Act of June 1, 1945 (P.
L. 1242, No. 428), known as the 'State Highway Law,' before
driveway access to a state highway is permitted. Access to the state
highway shall only be as authorized by a Highway Occupancy Permit,
and the Borough Council approval of this plan in no way implies that
such permit can be acquired."
(27)
In the case of land developments, the location and configuration
of proposed buildings, parking compounds, streets, access drives,
driveways and all other significant plan facilities.
A.
The final plan shall be accompanied by the following supplementary
data, where applicable:
(1)
Typical cross-section drawing(s) for all proposed streets; cross-section
drawings may be shown either on the final plan or on the profile sheets.
(2)
Profile sheets for all proposed streets within the tract. Such
profiles shall show at least the following information, properly labeled:
(a)
Existing (natural) profile along both cartway edges or along
the center line of each street;
(b)
Proposed finished grade of the center line, or proposed finished
grade at the top of both curbs, or proposed finished grade at both
cartway (pavement) edges;
(c)
The length of all vertical curves;
(d)
Existing and proposed sanitary sewer mains and manholes;
(e)
Existing and proposed storm sewer mains, inlets, manholes and
culverts.
(3)
The profile sheets shall be legibly drawn at one of the following
sets of scales or any combination thereof:
(a)
One inch equals 10 feet horizontal and one inch equals foot
vertical;
(b)
One inch equals 20 feet horizontal and one inch equals two feet
vertical;
(c)
One inch equals 40 feet horizontal and one inch equals four
feet vertical; or
(d)
One inch equals 50 feet horizontal and one inch equals five
feet vertical.
(4)
All offers of dedication, and covenants governing the reservation
and maintenance of undedicated open space, shall bear the certificate
of approval of the Borough Solicitor as to their legal sufficiency.
(5)
Such private deed restrictions, including building setback lines,
as may be imposed upon the property as a condition to sale, together
with a statement of any restrictions previously imposed which may
affect the title to the land being subdivided.
(6)
Where the land included in the subject application has an electric
transmission line, a gas pipeline, or petroleum or petroleum product
transmission line located within the tract, the application shall
be accompanied by a letter from the owner or lessee of such right-of-way
stating any conditions on the use of 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.
(7)
Notice from the postmaster of the postal district in which the
tract is located stating that the proposed street names are acceptable.
(8)
Written notice from the Borough that all improvements have been
made to the standard of the improvement construction plan or an improvement
guaranty has been submitted and was accepted by the Borough or the
Authority accepting dedication.
(9)
Such written notices or approvals as are required by the chapter,
including written notice or approval as are required of the supply
systems, sanitary sewage systems and stormwater runoff to adjacent
properties.
(10)
When applicable, notification from the Department of Environmental
Protection that either the approval of a sewage facility plan revision
(plan revision module for land development) or supplement has been
granted or that such approval is not required.
B.
Whenever a subdivider proposes to establish a street which is not
offered for dedication to public use, the Borough Planning Commission
shall require the subdivider to submit, and also to record with the
plan, a copy of an agreement made with the Borough Council on behalf
of his heirs and assigns, and signed by the Borough Solicitor, and
which shall establish the conditions under which the street may later
be offered for dedication, and shall stipulate, among other things:
(1)
That the street shall conform to the municipal specifications
or that the owners of the abutting lots shall include with the offer
of dedication sufficient money, as estimated by the municipal engineer,
to restore the street to conformance with the municipal specifications;
(2)
That an offer to dedicate the street shall be made only for
the street as a whole;
(3)
That the method of assessing repair costs be as stipulated;
and
(4)
That agreement by the owners of 51% of the front footage thereon
shall be binding on the owners of the remaining lots.
C.
If water is to be provided by means other than by private wells owned
and maintained by the individual owners of lots within the subdivision
or development, applicant shall present evidence to Council that the
subdivision or development 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 Utilities 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.
In the case of resubdivisions as set forth in § 355-412 hereof, all plans shall contain all information required of § 355-501, Sketch plan requirements, and shall additionally contain the following information:
