The sketch plan, which is the initial submission to the Planning Commission, shall show the layout of proposed and existing streets and lots sketched roughly on a print of a survey of the property drawn to a scale of not less than one inch equals 100 feet. For informal discussion with the Commission, the developer may also include the information specified in § 131-39B(1) through (9) as well as a copy of the detailed soil survey map if available.
A.
In the case of a minor subdivision, the subdivision plan application shall be clearly and legibly drawn in accordance with §§ 131-39A and 131-40A and shall include the following information:
(1)
Name of the proposed subdivision, if any.
(2)
North point, scale and date the drawing was completed.
(3)
Name and address of the owner of the property.
(4)
Names of adjoining property owners.
(5)
Tract and lot line requirements:
(a)
When the total tract of land is being subdivided, accurate parcel or lot lines within the tract and tract boundary lines of the entire tract showing bearings and distances.
(b)
When a portion of a tract of land is being subdivided with a residual parcel being retained by the developer, accurate parcel or lot lines within the subdivided portion of the tract and tract boundary lines of only that portion of the tract being subdivided showing bearings and distances, provided that the residual parcel exceeds twice the area of the subdivided portion of the tract, is 10 acres or larger and has adequate road frontage on a public road. In addition, a record plot of the total tract shall be shown at a lesser scale with the subdivided portion of the tract accurately plotted thereon.
(6)
A land planning module completed, signed and approved by the Township Sewage Enforcement Officer as required by the Pennsylvania Department of Environmental Protection.
(7)
The location of watercourses, tree masses, floodplain areas, wetlands and other significant natural features within the proposed subdivision.
[Added 10-21-2008 by Ord. No. 166]
(8)
Contour lines at intervals of two feet. Plans that include floodplains shall be based on National Geodetic Vertical Datum (NGVD 29).
[Added 10-21-2008 by Ord. No. 166]
(9)
Locations of all test pits and wells.
[Added 10-21-2008 by Ord. No. 166]
(10)
Locations of all proposed sewage disposal areas and existing or proposed wells.
[Added 10-21-2008 by Ord. No. 166]
B.
Copies of all proposed deed restrictions, if any, shall be attached to the subdivision plan.
[Amended 10-21-2008 by Ord. No. 166]
The Existing Resources and Site Analysis Plan (ERSAP) shall be prepared to provide the developer and the Township with a comprehensive analysis of existing site conditions. The Township shall review the Plan to assess its accuracy, thoroughness, and the manner in which the information generated has been applied to the design of the subdivision or land development. Unless otherwise specified by the Planning Commission, such plans shall be prepared at the scale of one inch equals 50 feet. The following information shall be included in this Plan:
A.
Geologic formations, based on available published information or more detailed data obtained by the applicant.
B.
Topography, the contour line intervals of which shall not be less detailed than five feet for hilly sites, and two feet for gently rolling or relatively flat sites. The determination of appropriate contour intervals shall be made by the Planning Commission. Slopes between 15 and 25% and exceeding 25% shall be clearly indicated. Topography for conservation subdivisions shall be prepared by a professional land surveyor or professional engineer from an actual field survey of the site or from stereoscopic aerial photography and shall be coordinated with official U.S.G.S. benchmarks.
C.
The location and delineation of ponds, lakes, streams, wetlands, vernal pools, and natural drainage swales, as well as floodplains and related riparian buffer areas. Additional areas of wetlands as evident from testing, visual inspection, or from the presence of wetland vegetation, shall be indicated.
D.
Soil series, types and phases, as mapped by the U.S. Department of Agriculture, Soil Conservation Service and accompanying data tabulated for each soil. The following soil types shall be specifically identified:
E.
Vegetative cover conditions on the property according to general cover type including cultivated land, permanent grass land, old field, hedgerow, woodland and wetland, trees with a caliper in excess of 18 inches, the actual canopy line of existing trees and woodlands. Vegetative types shall be described by plant community, relative age and condition.
F.
Ridge lines and delineation of watersheds on the property shall be identified.
G.
The location and dimensions of all existing streets, roads, buildings, utilities and other man-made improvements.
H.
Locations of all historically significant sites or structures on the tract and on any abutting tract.
I.
Locations of trails that have been in public use (pedestrian, equestrian, bicycle, etc.).
J.
All easements and other encumbrances of property which are or have been filed of record with the Recorder of Deeds of Monroe County shall be shown on the plan.
K.
The location, delineation, and identification of any resource included within the Pennsylvania Natural Diversity Inventory (PNDI).
L.
Wellhead protection areas.
A.
The preliminary plan of a proposed subdivision shall be clearly and legibly drawn to a scale of one inch equals 50 feet. The original drawing and all submitted prints thereof shall be made on sheets 24 inches by 36 inches in size. If the preliminary plan requires more than one sheet, a key diagram showing the relative location of the several sections shall be provided.
[Amended 10-21-2008 by Ord. No. 166]
B.
The preliminary plan shall show:
(1)
Name of the proposed subdivision.
(2)
Magnetic or true North point, graphic scale and date the original drawing was completed.
(3)
Name and address of the owner of the property.
(4)
Name and address of the registered engineer, surveyor or land planner responsible for the plan.
(5)
Names of owners of all abutting unplatted land and the names of all abutting subdivisions, if any.
(6)
Tract boundary lines of the property being subdivided showing bearings and distances and a statement of total acreage of the property. All dimensions shall be shown in feet and hundredths of a foot and all bearings or angles shall be shown in degrees to the nearest one second.
[Amended 10-21-2008 by Ord. No. 166]
(7)
The location of all existing buildings, utility transmission lines, culverts, bridges, railroads and other significant man-made features within the proposed subdivision.
(8)
The location of watercourses, tree masses, floodplain areas, wetlands and other significant natural features within the proposed subdivision.
[Amended 10-21-2008 by Ord. No. 166]
(9)
All existing streets on or abutting the tract, including names, right-of-way widths and pavement widths.
(10)
Contour lines at intervals of two feet. Plans that include floodplains shall be based on National Geodetic Vertical Datum (NGVD29).
(11)
Location and width of all proposed streets, rights-of-way and easements with a statement of any conditions governing their use.
(12)
Building setback lines along each street.
(13)
Lot lines with approximate dimensions.
(14)
Playgrounds, parks and other areas to be dedicated or reserved for public use.
(15)
A land planning module completed, signed and approved by the Township Sewage Enforcement Officer as required by the Pennsylvania Department of Environmental Protection, together with any required soil test reports and detailed soil survey information, with detailed soil maps, shall accompany each subdivision plan where either on-site water supply systems or on-site sewage disposal systems are proposed. (See § 131-28 hereof.)
(16)
Copies of proposed deed restrictions, if any, shall be attached to the preliminary plan.
(17)
Locations of all test pits and wells.
(18)
Locations of all proposed sewage disposal areas and existing or proposed wells.
(19)
Water supply. If water is to be provided by means other than private wells owned and maintained by the individual owners of lots within the subdivision or development, applicants shall present evidence to the Board of Supervisors that the subdivision is to be supplied by a certified public utility, a bona fide cooperative association of lot owners or by a municipal corporation, authority or utility. A copy of a Certificate of Public Convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable.
C.
The preliminary plan shall be accompanied by the following supplementary data, as applicable:
(1)
The existing resources site analysis plan.
(3)
Typical street cross-section drawings for all proposed streets shall be drawn on either the plan or on separate profile sheets.
(4)
Profiles along the center line of each proposed street showing both natural and finished grades.
(6)
Receipt(s) and/or submission acknowledgement(s) documenting delivery of the plans for review by the Monroe County Planning Commission, Monroe County Conservation District, if required, and delivery to any other municipal, county, state or federal agencies.
A.
The final subdivision plan shall consist of one or more sheets of drawings which shall be clearly and legibly drawn in accordance with the provision of § 131-39A. Such sheets shall have a one-inch margin on all sides. Adequate space shall be reserved thereon for endorsement by all applicable agencies, as well as the Commission and Supervisors.
B.
The final plan shall include the following:
(1)
Identification and other information in accordance with the provisions of § 131-39B(1) through (19), inclusive, including closure with error not to exceed one foot/5,000 feet.
[Amended 10-21-2008 by Ord. No. 166]
(2)
The location of all permanent reference monuments shall be shown.
(3)
The name (or number), right-of-way width and pavement width of all streets within and adjacent to the subdivision.
(4)
All easements and rights-of-way shall be shown on the plan and any limitations on such shall be so noted.
(5)
Location, size and invert elevations of all sanitary and/or storm sewers and location of all manholes, inlets and culverts shall be shown and may be submitted as a separate plan.
(6)
All dimensions shall be shown in feet and hundredths of a foot and all bearings or angles shall be shown in degrees to the nearest one second.
[Amended 10-21-2008 by Ord. No. 166]
(7)
Data required to readily determine the location, bearing and length of every street, lot and boundary line.
(8)
The length of all straight lines, radii and curved lines (arcs) and the tangent bearings or deflection angles of all curved lines for each existing or proposed street.
(9)
All dimensions and deflection angles or bearings of the lines of each lot.
(10)
The proposed building setback line for each lot or street.
(11)
Lot and block numbers and a statement of the total number of lots and total lot acreage.
(12)
A statement of the intended use of all nonresidential lots, with reference to restrictions of any type pertaining to such lots.
(13)
A certificate of ownership shall be lettered on the plan and signed by the owner(s) of the property.
(15)
Water supply. If water is to be provided by means other than private wells owned and maintained by the individual owners of lots within the subdivision or development, applicants shall present evidence to the Board of Supervisors that the subdivision is to be supplied by a certified public utility, a bona fide cooperative association of lot owners or by a municipal corporation, authority or utility. A copy of a Certificate of Public Convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable.
C.
The final plan shall be accompanied by the following supplementary data, as applicable:
[Amended 10-21-2008 by Ord. No. 166[1]]
(1)
As-built street profile sheets shall show the length of all vertical curves as well as all existing and proposed water mains, storm sewer mains, sanitary sewer mains, manholes, inlets, culverts and bridges and shall be drawn at a scale of one inch equals:
(2)
All written offers of dedication to the Township of streets and other public properties shall be shown on the plan and shall be signed by the owners of the property.
(3)
Copies of private deed restrictions, including building setback lines and on-site water and/or sewage facilities, which shall be imposed upon the property as a condition of sale.
(4)
A certificate from the Design Professional that all improvements required by the Commission and Supervisors were satisfactorily completed in accordance with applicable standards and specifications.
[1]
Editor's Note: This ordinance also repealed original Subsections (1), (2) and (3), which immediately followed this subsection, and renumbered Subsections (4) through (7) as Subsections (1) through (4), respectively.
A.
An application for a minor land development shall be clearly and legibly drawn on a scale of one inch equals not more than 100 feet.
B.
The application shall include the following information:
(1)
Name and address of owner and developer.
(2)
North point, scale and date the drawing was completed.
(3)
Names of adjoining property owners.
(4)
A plan of the area proposed to be developed, including tract boundaries from records, as appropriate. An accurate field survey map may be required if the Planning Commission deems it necessary.
(5)
Sufficient data acceptable to the Planning Commission and the Board of Supervisors upon recommendation of the Township Engineer to determine that the proposed land development will meet all design standards for subdivision as set forth in this chapter and is in conformance with all requirements of the Township Zoning Ordinance[1] and all other applicable ordinances.
(6)
Any existing and proposed buildings located on the tract being developed to demonstrate compliance with setback requirements.
(7)
The location of watercourses and the one-hundred-year floodplain.
(8)
A place on the plan for the recommendation of the Planning Commission and the approval of the Board of Supervisors, including a space for the date of approval.
(9)
Name, address and seal of registered engineer, surveyor or land planner responsible for the plan.
(10)
Contour lines at an interval not greater than 20 feet, as superimposed from the U.S.G.S. Quadrangle or from field survey.
(11)
The location and extent of various soil types, together with the Pennsylvania Department of Environmental Protection group classification for each type.
(12)
The location of any soil test pits.
(13)
The recommended areas for well location, if any and for on-site sewage disposal, if any.
(14)
A drainage plan and an erosion and sedimentation control plan may be required if deemed necessary by the Planning Commission.
(15)
The plan shall show or be accompanied by the following:
(a)
The latest U.S.G.S. Quadrangle map or portion thereof with the perimeter or the development plotted thereon to scale.
(b)
A sketch to an appropriate scale on one sheet covering the entire tract, showing the location of the area to be developed, together with a sketch of any proposed streets to demonstrate that the proposed development provides for the orderly development of any residual land and/or does not adversely affect the residual lands.
(c)
A covenant stating that the lots shown on the development plan cannot be sold without meeting the requirements for a minor or conservation subdivision as set forth in this chapter.
(d)
An approved land planning module as required by the Pennsylvania Department of Environmental Protection.
(16)
Water supply. If water is to be provided by means other than private wells owned and maintained by the individual owners of lots within the subdivision or development, applicants shall present evidence to the Board of Supervisors that the subdivision is to be supplied by a certified public utility, a bona fide cooperative association of lot owners or by a municipal corporation, authority or utility. A copy of a Certificate of Public Convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable.
In the case of a major land development, plan requirement procedures for a conservation subdivision shall be followed.
On all subdivisions which contain wetland areas, the following notes shall be boldly set forth on the subdivision plan, to wit:
A.
Developer responsibility. The developer assumes full responsibility for obtaining any and all necessary permits and/or approvals, relating to the existence and designation of any wetlands on the within subdivision, as may be required by the U.S. Army Corps of Engineers, the Pennsylvania Department of Environmental Protection or any other state or federal agency having appropriate jurisdiction over wetlands. The developer represents and warrants that it has accurately and properly delineated the areas of wetlands on the within subdivision; that it will give a copy of same to any prospective purchaser(s), together with the name, address and telephone number of the governmental agencies having jurisdiction over wetlands; and that it will advise any prospective purchaser(s) of the existence of wetlands, if any, on any lot proposed to be purchased.
B.
Owner responsibility. After conveyance or sale of any lands in said subdivision to any purchaser(s), the purchaser(s) shall assume and bear continuing responsibility for compliance with any and all governmental regulations regarding the use of wetlands. Any purchaser(s) of any lands set forth in the within subdivision agree to look solely to the developer and/or to the appropriate governmental agency for compliance with any wetlands regulations or requirements.
C.
Township disclaimer. The approval of the within subdivision by the Planning Commission and Township Supervisors shall not in any manner be construed to be or to constitute an approval of compliance by the developer with statutes or regulation promulgated by any state or federal agencies relating to wetlands existing on the within subdivision. The Township shall have no liability or responsibility to the purchaser(s) or to any other person for compliance with any state or federal wetland regulations with respect to the within subdivision or any lands contained therein.