Article III Plan Requirements

[Amended 9-2-2025 by Ord. No. 2025-2]

The sketch plan submission shall include the following maps and materials, at the discretion of the Planning Commission:

A key map, for the purpose of locating the property being subdivided, drawn at a scale not smaller than one inch equals 2,000 feet and showing the relation of the property, differentiated by tone or pattern, to adjoining property and to all streets, roads, public land, and municipal boundaries existing within one mile of any part of the property. The key map may be based on USGS quad sheet maps.

A map illustrating an analysis of natural drainage patterns and water resources within the proposed subdivision tract and immediately adjacent to the subdivision tract, including delineation of streams, natural drainage swales, ponds and lakes, wetlands, floodplains subject to a 100-year flood frequency, and permanent and seasonal high water table areas. The map shall be based on USGS quad sheets, County Soil Survey Maps, and the flood boundary and floodway map from the Municipal Flood Insurance Study, when available.

A topographic map of the site based on USGS quad sheets.

An aerial photograph of the site with property lines indicated.

A map delineating additional significant physical features within the proposed subdivision tract and immediately adjacent to the subdivision tract, including woodland areas, specimen trees, rock outcroppings, any area identified as a Pennsylvania Natural Diversity Inventory (PNDI) site or that is included in a County or local natural area inventory, and scenic views into the property from public roads and public lands. The map may be based on USGS quad sheets and on-site survey work.

A map delineating existing man-made features within the proposed subdivision tract and immediately adjacent to the subdivision tract, including existing buildings; driveways; utilities; sidewalks; trails; easements, deed restrictions, rights-of-way, and other encumbrances on the land; hazardous waste sites, dumps, and similar features; historically significant buildings, sites, or structures; and infrastructure that is planned or proposed in local, county, or regional plans, such as roads, trails and similar features.

Where feasible and legible, the analysis involved in § 210-13A through F may be illustrated on one or a combination of composite maps. The combined impact of the natural characteristics upon the development potential of the tract shall be clearly illustrated on the map or maps.

Zoning information including applicable district, density, lot area and bulk regulations, and open space or greenway land requirements.

A letter of intent and a sketch of the proposed subdivision or land development tract at a scale of one inch equals 100 feet explaining and illustrating the developer's general development concepts for the tract. The type of development, natural resource and site capacity calculations per Chapter 240, Zoning, open space or greenway land calculations as applicable per Chapter 240, Zoning and this Chapter 210, density of development, form of ownership, circulation patterns, and means of providing major utility service and stormwater management should be explained and illustrated. In the case of conservation subdivision design developments, the sketch shall indicate conformance with the Four-Step Design Process set forth in § 210-26.1A of this chapter. The sketch may be based on deed and Tax Map information.

§ 210-14 Preliminary plan.

[Amended 9-2-2025 by Ord. No. 2025-2]

The preliminary plan of a proposed subdivision or land development shall be clearly and legibly drawn at one of the following scales:

(1)

One inch equals 100 feet;

(2)

One inch equals 50 feet;

(3)

One inch equals 20 feet;

(4)

One inch equals 10 feet; or

(5)

Any other acceptable standard engineering scale.

The original drawing and all submitted prints shall be made on sheets of one of the following sets of dimensions:

(1)

Twenty-four inches by 36 inches;

(2)

Thirty-six inches by 48 inches.

If the preliminary plan requires more than one sheet, a key diagram illustrating relative location of the several sections shall be drawn on each sheet.

The preliminary plan shall indicate the following data:

(1)

Name and address of record owner;

(2)

Name of developer if different from owner;

(3)

Name of the proposed subdivision;

(4)

Name of the municipality or municipalities within which subdivision is proposed;

(5)

Name of all adjoining subdivisions, if any, and the names of owners of all adjacent unplatted land;

(6)

Name, address, license number, and seal of the registered surveyor responsible for the subdivision plan. The surveyor shall sign a statement attesting to the accuracy of the survey;

(7)

North point, graphic scale, written scale, and date, including the month, day and year that the original drawing was completed, and the month, day and year that the original drawing was revised, for each revision;

(8)

A key map, for the purpose of locating the property being subdivided, drawn at a scale not smaller than one inch equals 2,000 feet and showing the relationship of the property, differentiated by tone or pattern, to adjoining property and to all streets, roads, public land, and municipal boundaries, within one mile of any part of the property;

(9)

Total tract boundaries of the property being subdivided showing bearings and distances, and a statement of total acreage of the property;

(10)

Tax Map sheet, block and lot numbers within the proposed subdivision tract obtained from the County Tax Assessor's office;

(11)

The zoning district or districts within which the proposed subdivision is located;

(12)

All existing buildings or other structures within the proposed subdivision tract and immediately adjacent to the subdivision tract;

(13)

All existing streets, including streets of record (recorded but not constructed), on or adjoining the tract, including names, right-of-way widths, and pavement widths;

(14)

All existing sewer lines, septic systems, storm sewers, water lines, community water supply wells within 400 feet of the project; private water supply wells within 100 feet of the project; fire hydrants, utility transmission lines, culverts, bridges, railroads, other man-made features, including but not limited to sidewalks and trails, within the proposed subdivision tract and immediately adjacent to the subdivision tract;

(15)

Location, width, and purpose of existing easements and utility rights-of-way within the proposed subdivision tract;

(16)

Contour lines at vertical intervals of not more than two feet for land with average natural slope of 5% or less, and at intervals of not more than five feet for land with average natural slope exceeding 5%, except areas of development with slopes in excess of 5%, shall have a contour interval of two feet or less. Steep slopes of 15% to 25% and greater than 25% shall be clearly indicated. All existing contours and planimetric features shall in accordance with National Map Accuracy Standards. Contour lines for off-site drainage areas impacting the project, location and elevation of the data to which contour elevations refer shall be the closest United States Geologic Survey established benchmark, where available;

(17)

Signature blocks for the Penn Forest Board of Supervisors and the Penn Forest Planning Commission approval of the subdivision;

(18)

A signature block for the Carbon County Planning Commission denote its review of the subdivision;

(19)

The following owner's statement shall be placed on the plan. The owner(s) shall execute the statement before a notary public. The seal of the notary public acknowledging the owner(s) statement shall be impressed on the plan. The statement shall read, "We (I), the owners of this plat of land being duly sworn according to law, depose and say we (I) are (am) the sole owner(s) of this property in peaceful possession of it and there are no suits pending affecting title of same.";

(20)

Proposed locations of wells (if any), proposed locations of subsurface disposal fields and alternate fields (if any), and the locations of percolation test holes and soil probe pits (if any);

(21)

A signature block, executed by the applicant, shall read: "The applicant hereby authorizes the staff of the Penn Forest Township and its consultants to enter upon and inspect the site for the purposes of conducting a review and determining consistency with the requirements of the Penn Forest SALDO during the pendency of the application before the Penn Forest Township.";

(22)

Significant natural features within the proposed subdivision tract and immediately adjacent to the subdivision tract, including but not limited to floodplains, watercourses, ponds and lakes, riparian corridors, wetlands, hydric soils, rock outcroppings, steep slopes, woodlands, specimen trees, and any area identified as a Pennsylvania Natural Diversity Inventory (PNDI) site or that is included in a County or local natural areas inventory. Floodplain information shall delineate the bounds of the 100-year floodplain, floodway and flood fringe. Projects that will require an NPDES permit shall show the significant natural features and floodplain areas within the proposed subdivision tract and within 500 feet of the subdivision tract.

(23)

Easements, deed restrictions, and other encumbrances on the land, and infrastructure that is planned or proposed in local, county or regional plans, such as roads, trails, utility corridors and similar features, within the proposed subdivision tract and immediately adjacent to the subdivision tract;

(24)

Historic resources within the proposed subdivision tract and within 500 feet of the subdivision tract.

The full plan of proposed development, including:

(1)

Location and width of all streets and rights-of-way, with a statement of any conditions governing their use;

(2)

Suggested street names;

(3)

Utility easement locations;

(4)

Building setback lines along each street;

(5)

Lot lines with approximate dimensions;

(6)

A statement of the intended use of all nonresidential lots and parcels;

(7)

Lot numbers, a statement of total number of lots and parcels and the lot size in square feet or acres for each lot;

(8)

Sanitary and/or storm sewers (and other drainage facilities), with the size and material of each indicated, and any proposed connections with existing facilities;

(9)

Parks, playgrounds, common/preserved open space, greenway land, and other areas dedicated or reserved for public or common use, with any conditions governing such use;

(10)

Location, width, and purpose of proposed easements and utility rights-of-way;

(11)

Copies of the proposed deed restrictions and protective and restrictive covenants referenced to the preliminary plan;

(12)

A contour grading plan.

Four-step design process for conservation subdivisions. Preliminary plans for conservation subdivision design developments shall include documentation of the Four-Step Design Process set forth in § 210-26.1A, used in determining the layout of greenway land, dwelling units, streets, stormwater management facilities and lot lines. The applicant shall submit four separate sheets indicating the delineation of each step of the design process.

The preliminary plan shall be accompanied by the following supplementary data unless the Penn Forest Board of Supervisors upon the advice of the Township Engineer has determined that the submission of such data is not necessary:

(1)

Preliminary profiles, typical cross-sections and specifications for proposed street, sanitary sewer, water system improvements, and storm drainage in accordance to the design standards of §§ 210-20, 210-21, 210-22, and 210-23, respectively.

(2)

A storm drainage plan for the proposed subdivision tract which includes the following in addition to the requirements of § 210-14D and E:

(a)

A narrative with a general description of the proposed subdivision and/or land development and a general description of proposed permanent stormwater controls.

(b)

Maps of the project area showing:

[1]

Soil types and boundaries based on the Carbon County Soil Survey.

[2]

Proposed structures, paved areas and buildings.

[3]

Stormwater Management District boundaries applicable to the site.

[4]

A schematic showing all tributaries contributing flow to the site and all existing man-made features beyond the property boundary that would be affected by the project.

(c)

Stormwater management controls.

[1]

All stormwater management controls must be shown on a map and described, including:

[a]

Groundwater recharge methods such as seepage pits, beds or trenches. When these structures are used, the locations of septic tank infiltration areas and wells must be shown.

[b]

Other control devices or methods such as rooftop storage, semipervious paving materials, grass swales, parking lot ponding, vegetated strips, detention or retention ponds, storm sewer, etc.

[2]

All calculations, assumptions and criteria used in the design of the control device or method must be shown.

[3]

All site testing data used to determine the sketch of infiltration on a site.

[4]

All details and specifications for the construction of the stormwater management controls and BMPs.

(d)

The BMP Operations and Maintenance Plan, as required in § 210-23D, describing how each permanent stormwater BMP will be operated and maintained and the identity of the person(s) responsible for operations and maintenance. A statement must be included, signed by the landowner, acknowledging that the stormwater BMPs are fixtures that cannot be altered or removed without approval by the Township.

(e)

An Environmental Resources Site Design Assessment that describes the following:

[1]

The extent to which the proposed grading and impervious cover avoid disturbance of significant environmental resources and preserve existing site hydrology.

[2]

An assessment of whether alternative grading and impervious cover site design could lessen the disturbance of significant environmental resources and/or make better use of the site hydrologic resources.

[3]

A description of how the proposed stormwater management controls and BMPs serve to mitigate any adverse impacts on environmental resources on the site.

[4]

Significant environmental resources considered in the site design assessment include, but are not limited to, steep slopes 15% or greater, ponds, lakes, streams, wetlands, hydric soils, floodplains, riparian vegetation, native vegetation and special geologic features.

(3)

A landscape plan, where applicable, according to the standards set forth in § 210-26B(3), Landscaping;

(4)

In the case of subdivisions or land development plans to be developed in stages or sections, over a period of time, a map delineating each stage or section of the proposed subdivision or land development consecutively numbered so as to illustrate phasing of development and a schedule indicating the approximate time for which application for final approval of each stage or section are intended to be filed;

(5)

Preliminary designs of any bridges or culverts which may be required. Such designs shall meet all applicable requirements of the Pennsylvania Department of Environmental Protection - Division of Dams and Encroachments and/or the Pennsylvania Department of Transportation;

(6)

A map illustrating the entire contiguous holdings of the landowner indicating the area or scope of ultimate proposed subdivision and delineating the area which the preliminary plan encompasses;

(7)

A sketch map of the proposed road system for the remainder of the area not included in the preliminary plan;

(8)

When water service to the proposed subdivision is to be provided by an existing community system, the developer shall submit one copy of a letter from the utility which agrees to extend water service, subject to the execution of a service agreement.

(9)

Certification of sewage disposal systems.

(a)

When sewage disposal service to the proposed subdivision is to be provided by an existing public system, the developer shall submit one copy of a letter from the agency, authority or utility which agrees to provide sewer service subject to the execution of a service agreement.

(b)

When sewage disposal service for the proposed subdivision is to be by individual on-lot sewage disposal systems, the applicant shall submit two copies of the Municipal Sewage Enforcement Officer's approval of the planning module.

(10)

If the subdivision or land development includes wetlands or hydric soils, the applicant shall submit either a written determination from the U.S. Army Corps of Engineers that the area does not contain wetlands, or copies of permits for the proposed activity from the U.S. Army Corps of Engineers pursuant to Sections 9 and 10 of the Rivers and Harbors Act of 1899, Section 404 of the Clean Water Act, and Section 103 of the Marine Protection Research and Sanctuaries Act and from the Pa. Department of Environmental Protection pursuant to the Dam Safety and Encroachments Act.[1] A copy of any wetlands study prepared for the property, including a study prepared for the use of the U.S. Army Corps of Engineers or the Pa. Department of Environmental Protection shall be submitted.

[1]

Editor's Note: See 32 P.S. § 693.1 et seq.

(11)

Traffic impact study. A traffic impact study and report, with recommendations, for all developments meeting the below requirements, must be submitted with each preliminary plan submission.

(a)

Purpose. The traffic impact study will enable Penn Forest Township to assess the impact of the proposed development on the transportation system, both highways and public transportation, in Penn Forest Township. The purpose of the impact study is to insure that proposed developments do not adversely affect the transportation network and to identify any traffic problems associated with access between the site and the existing transportation network. The study's purpose is also to delineate solutions to potential problems and to present improvements to be incorporated into the proposed development. The study shall assist in the protection of air quality, conservation of energy and encouragement of public transportation use. Prior to commencing a traffic impact study, the applicant's engineer shall submit a scope and extents of the study to the Township for review and approval prior to beginning the study.

(b)

A traffic impact study shall be prepared by a qualified traffic engineer and/or transportation planner with previous traffic study experience. Procedures and standards for a traffic impact study are as set forth herein. Applicant may provide funds to Penn Forest Township to enable the Township to hire a traffic engineer of its choice to conduct the study, if this procedure is deemed appropriate and approved by the Penn Forest Township.

(c)

Applicability. A traffic impact study shall be submitted as part of all subdivision, land development and conditional use applications for all residential subdivisions of 20 lots or more and all commercial, office, industrial, institutional or other uses requiring land development approval.

(d)

The Township Board of Supervisors, after receipt of recommendations from the Planning Commission and Township Engineer, at its discretion, may require any other subdivision or land development application to be accompanied by a Traffic Impact Study; provided, however, that the Board of Supervisors notify the applicant within 30 days following the Board of Supervisors first meeting to consider the proposal. Such a notification shall specify the reason for the requirement, citing the proposal's particular location or existing problems or type of use. The Board of Supervisors, at its discretion, may waive the requirement for a traffic impact study.

(e)

If required by the Board of Supervisors, after receipt of recommendations from the Planning Commission and Township Engineer, the developer of a land development or subdivision shall provide emergency signal preemption for any traffic signals located within or immediately adjacent to the development. An application which requires a traffic impact study shall not be considered complete until the traffic impact study is submitted to Penn Forest Township in accordance with the provisions of this section.

(f)

Definitions.

ENGINEERING AND TRAFFIC STUDIES

Shall be prepared in accordance with PennDOT publication "Policies and Procedures for Transportation Impact Studies," Traffic Engineering Manual (PennDOT Pub. 46), and other applicable PennDOT publications, as needed.

LEVEL OF SERVICE

Level of service, as described in the latest issue of the Highway Capacity Manual, indicates how well traffic moves on a particular highway facility or through a specific intersection. There are six levels of servicing ranging from "A" through "F." Level of Service "A" indicates generally free movement. Level of Service "E" represents operations at maximum capacity of the facility. Level "F" indicates congestion. Level of Service "C" is considered the design level of service, representing a stable traffic flow and a relatively satisfactory travel speed.

MAJOR INTERSECTION

Any intersection where traffic generated by the proposal will have significant impact on the operation of the intersection and/or any other intersection involving an arterial road. Where doubt exists, the traffic engineer shall seek guidance from the Penn Forest Township Engineer prior to the submission of the traffic impact study.

PUBLIC TRANSPORTATION

Transportation service for the general public provided by a common carrier of passengers generally on a regular route basis, or a private operator offering service to the public.

QUEUE ANALYSIS

This procedure includes the average queue and maximum queue of vehicles which will be observed in each traffic stream and intersection approach, measured in both feet and vehicles. Various statistical and/or computer models may be applied.

STUDY AREA

This area will extend approximately 1/2 mile along the adjacent roadways in all directions from all access points or the first two major intersection along these roadways, whichever is greater. The traffic engineer shall seek guidance from the Penn Forest Township Engineer prior to the submission of the traffic impact study.

TRIP GENERATION RATES

The total count of trips to and from a study site per unit of land use as measured by parameters such as dwelling units, acres, etc.

VOLUME/CAPACITY ANALYSIS

This procedure compares the volume of a roadway or intersection approach to its capacity (maximum number of vehicles that can pass a given point during a given time period). The procedures described in the 2000 Highway Capacity Manual and latest shall be followed.

WARRANTS FOR TRAFFIC SIGNAL INSTALLATION

This is a series of warrants which detail the minimum traffic or pedestrian volumes or other criteria necessary for the installation of a traffic signal. These warrants are contained in the Manual on Uniform Traffic Control Devices for Streets and Highways, U.S. Department of Transportation, Federal Highway Administration, most recent version.

(g)

General requirements and standards. A traffic impact study shall contain the following information:

[1]

General site description. The site description shall include the size, location, proposed land uses, construction staging and completion date of the proposed subdivision or land development. If the development is residential, types of dwelling units shall also be included. A brief description of other major existing and proposed developments within the study area shall be provided. The general site description shall also include probable socioeconomic characteristics of potential site users to the extent that they may affect the transportation needs of the site (i.e., number of senior citizens).

[2]

Transportation facilities description. The description shall contain a full documentation of the proposed internal and existing external transportation system. This description shall include proposed internal vehicular, bicycle and pedestrian circulation, all proposed ingress and egress locations, all internal roadway widths and rights-of-way, parking conditions, traffic channelization and any traffic signals or other intersection control devices at all intersections within the site.

[3]

The report shall describe the entire external roadway system within the study area and include discussion of existing design deficiencies and potential safety hazards. Major intersections in the study area shall be identified and sketched. All existing and proposed public transportation services and facilities within a one-mile radius of the site shall also be documented. Report shall include review and discussion of all available accident reports within the study area during the prior three years. All future highway improvements, including proposed construction and traffic signalization, shall be noted. Any Regional Transportation Improvement Programs and any PennDOT Multi-Year Plans shall be used as a source of information when determining if any future roadway improvements are scheduled for the adjacent road network. Any proposed roadway improvements due to proposed surrounding developments shall be recorded.

[4]

Existing traffic conditions. Existing traffic conditions shall be measured and documented for all roadways and intersections in the study area. Existing traffic volumes for average daily traffic, peak highway hour(s) traffic, and peak development generated hour(s), and documentation shall be included in the report. Traffic counts are to be performed from 6:00 a.m. to 10:00 a.m. and from 3:00 p.m. to 7:00 p.m. Traffic count data shall not be more than one year old. Traffic counts shall be taken on a Tuesday, Wednesday, or Thursday of a nonholiday week. Traffic counts shall be taken during the school year. Traffic counts shall be collected during average volume conditions, during fair weather, and in consideration of any construction activities or special events which may be taking place in the area. Additional counts and subsequent analysis (conducted on Friday evenings, on weekends, holidays, and in the summer months, for a commercial development or residential development in close proximity to SR 0903 and/or tourist attractions) may also be required in some cases. The Penn Forest Township Engineer shall make such determinations. Traffic counts shall be submitted in electronic format to Penn Forest Township. Roadway characteristics shall be described and illustrated. Features to be addressed shall include lane configurations, geometry, signal timing, traffic control devices, posted speed limits, and sight distance limitations. Existing levels of service shall be calculated for all intersections and turning movements within the study area. This analysis will determine the adequacy of the existing roadway system to adequately serve the existing traffic demand. Roadways, intersections, or individual movements experiencing levels of service below C, and/or volume/capacity ratios greater than or equal to 1.0 shall be noted as deficient. A volume/capacity analysis based upon existing volumes shall be performed during the peak highway hour(s) and the peak development generated hour(s) for all roadways and major intersections in the study area. Levels of service shall be determined for each location using the current edition of the Highway Capacity Manual methodology.

[5]

Transportation impact of the development. Estimation of vehicular trips to result from the proposal shall be completed for the average daily peak highway hour(s) and peak development-generated hour(s). Vehicular trip generation rates to be used for this calculation shall be obtained from the manual Trip Generation, Ninth Edition, Institute of Transportation Engineers. These development-generated traffic volumes shall be provided for the inbound and outbound traffic movements as estimated, and the reference source(s) methodology followed shall be documented. All turning movements shall be calculated. These generated volumes shall be distributed to the study area and assigned to the existing roadways and intersections throughout the study area. Documentation of all assumptions used in the distribution and assignment phase shall be provided. Traffic volumes shall be assigned to individual access points. If school crossings are to be used, pedestrian volumes shall be assigned to each crossing. Any characteristics of the site that will cause particular trip generation problems shall be noted.

[6]

Analysis of transportation impact. The total future traffic demand shall be calculated. This demand shall consist of the combination of the existing traffic expanded to the completion year (using a background growth rate for the area from Pennsylvania Traffic Data, latest edition), the development-generated traffic, and the traffic generated by other proposed developments in the study area. A separate trip distribution figure shall be provided. A second/volume capacity analysis shall be conducted using the future conditions volumes without development. This analysis shall be performed during the peak highway hour(s) and peak generated hour(s) for all roadways and major intersections in the study area. Level of service calculations shall be completed for all major intersections. A third/volume capacity analysis shall be conducted using the total future demand and the future roadway capacity. If staging of the proposed development is anticipated, calculations for each stage of completion shall be made. This analysis shall be performed during the peak highway hour(s) and peak development-generated hour(s) for all roadways and major intersections in the study area. Level of service calculations shall be completed for all major intersections. It is usually at these locations that capacity is most restricted. All access points and pedestrian crossings shall be examined as to the feasibility of installing traffic signals. This evaluation shall compare the projected traffic and pedestrian volumes to the warrants for traffic signal installation.

[7]

Sight distance analysis. Sight distance measurements shall be performed at any proposed driveway and/or existing driveway to determine sufficient sight distance to the left and right of the driveway. Sight distances shall be compared to the desirable sight distance standards as specified in Title 67 of the Pa. Code, Chapter 441, "Access to and Occupancy of Highways by Driveways and Local Roads," January 1992 or later. Sight distance shall also be compared to PennDOT's safe stopping sight distance (SSSD) requirements and also as specified in A Policy on Geometric Design of Highways and Streets, of the American Association of State Highway and Transportation Officials (AASHTO), Chapter III, "Elements of Design," latest edition.

[8]

Conclusions and recommended improvements. Levels of service for all roadways and intersections shall be listed. All individual turning movement of roadways and/or intersections showing a level of service below "C" shall be considered deficient, and specific recommendations for the elimination of these problems shall be listed. This listing of recommended improvements shall include, but not be limited to the following elements: internal circulation design, site access location and design, external roadway and intersection design/safety improvements, traffic signal installation and operation including signal timing, and transit design improvements. All physical roadway improvements shall be shown in sketches.

[a]

Existing and/or future public transportation service shall also be addressed. A listing of all actions to be undertaken to increase present public transportation usage and improve service, if applicable, shall be included.

[b]

The listing of recommended improvements for both roadways and transit shall include, for each improvement, the party responsible for the improvement, the cost and funding of the improvement and the completion date for the improvement.

[c]

The study shall outline mitigation measures and demonstrate any changes to the level of service achieved by these measures. Any alternatives or suggested phasing of improvements shall be described. The mitigation measures may include recommendations such as roadway widening, turning lanes, deceleration lanes/tapers, changes to signalization, use of access management techniques, or a reduction in the proposed intensity of the use. The responsibility and timing of all recommended roadway improvements shall be described within the traffic impact study.

(h)

Time of submission. The traffic impact study shall be submitted to the Planning Commission with the preliminary plan submission. Revisions to preliminary plans may constitute the need for resubmission of the traffic impact study for the revised conditions. Improvement plans shall not be submitted to PennDOT until after review by the Carbon County Planning Commission and Township Planning Commission.

(i)

Implementation. The Township Planning Commission and Board of Supervisors shall review the Traffic Impact Study to analyze its adequacy in solving any traffic problems that will occur due to the land development or subdivision. The Township Board of Supervisors, after receipt of recommendations from the Planning Commission and Township Engineer, may determine that certain improvements on and/or adjacent to the site and within the study area are necessary requirements for land development or subdivision plan approval and may attach these as conditions to the approval. If the Board of Supervisors determines that such additional improvements are necessary, the developer shall have the opportunity to submit improvement designs to obtain plan approval.

(j)

The Board of Supervisors may determine, after receipt of recommendations from the Planning Commission and Township Engineer and based on other development submissions received by the Township, that two or more developments shall participate in a joint study, providing a major more coordinated study of the combined impacts of all the developments in question. The Board of Supervisors may also determine the applicability, and apportionment methodology, of cost sharing between developments in question, for any required improvements.

(k)

Emergency response organizations. The applicant shall submit all land development plans proposing the construction of nonresidential buildings, multifamily residential dwellings, and residential subdivisions to the applicable fire company(ies), PA State Police, and any other emergency response organization having jurisdiction within the area of the proposed development for review and comment prior to any formal Township action being taken.

(l)

Design of required improvements must be in accordance with Pennsylvania Department of Transportation standards, as appropriate for the traffic control improvements being proposed. In order to standardize equipment, and to provide closed loop system compatibility, where applicable, all proposed equipment must be in conformance with that specified in Penn Forest Township Resolution No. 2013-02, as approved on March 8, 2013, or approved equal equipment, again conforming to PennDOT standards.

(12)

Proposed lighting plan, in accord with § 210-26D, Lighting standards.

(13)

A preliminary common/preserved open space or greenway land management plan, as applicable, in accordance with the following:

(a)

Using the Preliminary Plan as a base map, the preliminary common/preserved open space or greenway land management plan, as applicable, shall contain the following information:

[1]

Boundaries, acreage, and proposed ownership of all common/preserved open space or greenway land.

[2]

Use restrictions and limitations on buildings and improvements.

[3]

Necessary regular and periodic operation and maintenance tasks and responsibilities for the various forms of common/preserved open space or greenway land (i.e., lawns, playing fields, meadow, pasture, cropland, woodlands and other elements) including mowing, control of invasive species, etc.

[4]

Estimate of staffing needs, insurance requirements, and associated costs, and defining the means for funding the maintenance of the common/preserved open space or greenway land on an on-going basis. Such funding plan shall include the means for funding long-term capital improvements as well as regular yearly operating, maintenance, and capital reserve costs.

[5]

Such management plan shall be consistent with the requirements of § 240-39N(2) of Chapter 240, Zoning.

(b)

At the Township's discretion, the applicant may be required to escrow sufficient funds for the maintenance of common/preserved open space or greenway land for up to 18 months in accordance with the applicable provision of Article V of this chapter.

(c)

Changes to the management plan shall require approval by the Township.

(14)

The latest source of title to the land as shown by the deed, page number and book of the County Recorder of Deeds.

§ 210-15 Final plans.

[Amended 9-2-2025 by Ord. No. 2025-2]

The final plans shall conform to the standards and data requirements set forth for preliminary plans in § 210-14A through E of this chapter.

It shall not be necessary to resubmit supporting maps and data submitted with the preliminary plan, as set forth in § 210-14G of this chapter, provided that no change has occurred.

The following additional data shall be illustrated on the final plan:

(1)

The latest source of title to the land as shown by the deed, page number and book of the County Recorder of Deeds;

(2)

The total tract boundary lines of the area being subdivided with accurate distances to hundredths of a foot and bearing to 15 seconds. These boundaries shall be determined by accurate survey in the field, to an error of closure not to exceed one foot in 10,000 feet. The tract boundary shall be subsequently closed and balanced. The boundary(ies) adjoining additional unplatted land of the subdivider (for example, between separately submitted final plan sections), however, are not required to be based upon field survey, and may be calculated. The location 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;

(3)

All lot lines shall be completely dimensioned in feet if straight, and by designating length of are and radius (in feet) and central angle (in degrees, minutes, and seconds) if curved. All internal angles within the lots shall be designated to within 15 seconds;

(4)

The proposed building setback or the proposed placement of each building;

(5)

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. Easements shall either be shown or specifically described on the plan. Easements should be located in cooperation with the appropriate public utilities;

(6)

Such private deed restrictions 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;

(7)

Space shall be left along the lower edge of the sheet, in order that the County Recorder of Deeds may acknowledge receipt and recording of the plan when it is presented;

(8)

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.

The final plan shall be accompanied by the following:

(1)

Plans showing:

(a)

Location, size and invert elevation of all sanitary sewer, water distribution and storm drainage systems and the location of all manholes, inlets and culverts;

(b)

Final profiles, cross-sections, and specifications for proposed streets, sanitary sewers, water distribution systems, and storm drainage systems, shall each be shown on one or more separate sheets.

(c)

A common/preserved open space or greenway land management plan, as applicable, in accordance with § 210-14G(13), above.

(2)

Documentation from the Sewage Enforcement Officer that each lot has been approved for on-lot sewage systems (where applicable).

(3)

A copy of the Department of Environmental Protection acceptance or approval of the planning module (where applicable).

(4)

A copy of the permit granted by the Pennsylvania Department of Environmental Protection for a private centralized sanitary sewer system, where applicable.

(5)

A copy of the highway occupancy permit for any road or driveway requiring access to a State Legislative Route. Designs for all required traffic control devices for both PennDOT and Township roadways, and where appropriate, documentation of approval to construct said improvements.

(6)

A copy of a permit granted by the Pennsylvania Department of Environmental Protection for a private centralized water system (where applicable).

(7)

A completed and executed copy of the subdivision improvements agreement as agreed upon by the developer and the Penn Forest Board of Supervisors, public utility or municipal authority.

(8)

A performance guarantee in the amount of 110% of the cost of all required improvements, as set forth in § 210-29 as estimated in accordance with the provisions set forth in the Municipalities Planning Code,[1] as amended, in a form and with surety in accordance with the provisions set forth in the Municipalities Planning Code, as amended and acceptable to the Penn Forest Township Solicitor, guaranteeing the construction and installation of all such improvements within a stated period which shall not be longer than one year from the date of the final subdivision approval. Where the final plan is submitted in stages or sections, the amount of the guarantee may also be provided in stages if acceptable to the Penn Forest Board of Supervisors, public utility or municipal authority.

[1]

Editor's Note: See 53 P.S. § 10201.

(9)

A maintenance guarantee in an amount of not less than 15% of the actual cost of the installation of the improvements as set forth in § 210-29. This guarantee assures the structural integrity of the improvements as well as the functioning of said improvements in accordance with the design and specifications as depicted on the final plat for a period not to exceed 18 months after the acceptance of all such improvements by the Penn Forest Board of Supervisors, public utility, or municipal authority.

(10)

An erosion and sedimentation control plan developed in accordance with Part IV, Paragraph 44, of the Soil Erosion and Sedimentation Control Manual issued by the Department of Environmental Protection.

(11)

A legal description of all areas offered for dedication, all areas reserved for common/preserved open space or greenway land, and all lots on which deed restrictions or easements are a condition for final plan approval. Where applicable, legal descriptions of any required easements or deed restrictions, and written documentation stating the ability to obtain these easements, must be supplied.

(12)

When an agency, authority or utility providing sewer or water service to the subdivision or land development has approval authority under its own jurisdiction, a letter which indicates that the plans meet the relevant agency, authority or utility specifications shall be submitted.

In the case of a subdivision or land development proposed to be developed in stages or sections over a period of years, final plan requirements as listed in § 210-15A through D shall apply only to the stage or section for which final approval is being sought. However, the final plan presented for the stage or section must be considered as it relates to information presented for the entire subdivision or land development in the application for preliminary approval.

§ 210-16 Plans exempted from standard procedures.

[Amended 9-2-2025 by Ord. No. 2025-2]

The plan shall be clearly and legibly drawn to one of the following scales:

(1)

One inch equals 50 feet;

(2)

One inch equals 20 feet; and

(3)

One inch equals 10 feet; or

(4)

Any other acceptable standard engineering scale.

The original drawing and all submitted prints shall be made on sheets of one of the following sets of dimensions:

(1)

Twenty-four inches by 36 inches;

(2)

Thirty-six inches by 48 inches.

The plan shall indicate the full plan of proposed development and the following data:

(1)

Name and address of record owner;

(2)

Name of developer if different from owner;

(3)

Name of the proposed subdivision;

(4)

Name of the municipality or municipalities within which the subdivision is proposed;

(5)

Names of all adjoining subdivisions, if any, and the names of owners of all adjacent unplatted land;

(6)

North point, graphic scale, written scale, and date including the month, day and year that the original drawing was completed, and the month, day and year that the original drawing was revised, for each revision;

(7)

A key map, for the purpose of locating the property being subdivided, drawn at a scale not smaller than one inch equals 2,000 feet and showing the relation of the property, differentiated by tone or pattern, to adjoining property and to all streets, roads and municipal boundaries within one mile of any part of the property;

(8)

A statement of total acreage of the property;

(9)

Tax Map sheet, block and lot numbers within the proposed subdivision tract obtained from the County Tax Assessor's office;

(10)

The zoning district or districts within which the proposed subdivision is located;

(11)

All existing buildings or other structures within the proposed subdivision tract;

(12)

All existing streets, including streets of record (recorded but not constructed), on or adjoining the tract, including names, right-of-way widths, and pavement widths;

(13)

All existing sewer lines, subsurface disposal areas, storm sewers, water lines, wells, fire hydrants, utility transmission lines, culverts, bridges, railroads, other man-made features or watercourses within the proposed subdivision tract and within 50 feet of the boundaries of the proposed subdivision tract;

(14)

Location, width, and purpose of existing easements and utility rights-of-way within the proposed subdivision tract;

(15)

Contour lines at vertical intervals of not more than two feet for land with average natural slope of 5% or less, and at intervals of not more than five feet for land with average natural slope exceeding 5%, except areas of development with slopes in excess of 5%, shall have a contour interval of two feet or less. All existing contours and planimetric features shall in accordance with National Map Accuracy Standards. Contour lines for off-site drainage areas impacting the project, location and elevation of the data to which contour elevations refer shall be the closest United States Geologic Survey established benchmark, where available;

(16)

The latest source of title to the land as shown by the deed, page number and book of the County Recorder of Deeds;

(17)

The total tract boundary lines of the area being subdivided with accurate distances to hundredths of a foot and bearing to 15 seconds. These boundaries shall be determined by accurate survey in the field, to an error of closure not to exceed one foot in 10,000 feet. The tract boundary shall be subsequently closed and balanced. The boundary(ies) adjoining additional unplatted land of the subdivider, however, are not required to be based upon field survey, and may be calculated. The location and elevation 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;

(18)

All lot lines shall be completely dimensioned in feet if straight, and by designating length of arc and radius (in feet) and central angle (in degrees, minutes, and seconds) if curved. All internal angles within the lots shall be designated to within 15 seconds;

(19)

The proposed building setback or the proposed placement of each building;

(20)

(21)

The following owner's statement shall be placed on the plan. The owner(s) shall execute the statement before a notary public. The seal of the notary public acknowledging the owner(s) statement shall be impressed on the plan. The statement shall read, "We (I) the owner(s) of this plat of land being duly sworn according to law, depose and say we (I) are (am) the sole owner(s) of this property, in peaceful possession of it, and there are no suits pending affecting title of same.";

(22)

Signature blocks for certification of approval of the plan by the Penn Forest Board of Supervisors and the Penn Forest Planning Commission;

(23)

A signature block for the Carbon County Planning Commission indicating their review of the plan;

(24)

Space shall be left along the lower edge of the sheet, in order that the County Recorder of Deeds may acknowledge receipt and recording of the plan when it is presented;

(25)

A map illustrating the entire contiguous holdings of the landowner, and indicating the area or scope of ultimate proposed subdivision and delineating the area which the plan encompasses;

(26)

A sketch map of the proposed road system for the remainder of the area not included in the plan;

(27)

A statement of the intended use of all nonresidential lots and parcels;

(28)

Lot numbers, a statement of total number of lots and parcels, and the lot size in square feet or acres for each lot.

(29)

Proposed locations of wells, subsurface disposal fields, and alternate fields, percolation test holes, and soil probes, if relevant.

(30)

A signature block, executed by the applicant, shall read, "The applicant hereby authorizes the Penn Forest Township staff and consultants to the Penn Forest Township to enter upon and inspect the site for the purposes of conducting a review and determining consistency with the requirements of the Penn Forest SALDO during the pendency of the application before the Penn Forest Township.";

(31)

Significant natural features, including but not limited to floodplains, ponds and lakes, streams, natural drainage swales, woodlands and specimen trees. Floodplain information shall delineate the bounds of the 100-year floodplain, floodway and flood fringe;

(32)

Proposed grading.

The plan shall be accompanied by the following supplementary data unless the Penn Forest Board of Supervisors, upon advice from the Township Engineer, has determined that the submission of such data is not necessary:

(1)

A legal description of all areas offered for dedication;

(2)

(3)

A copy of the highway occupancy permit for any driveway requiring access to a state legislative route;

(4)

When water service to the proposed subdivision is to be provided by an existing community system, the developer shall submit one copy of a letter from the agency, authority or utility which agrees to provide sewer service subject to the execution of a service agreement;

(5)

(6)

(7)

Where an agency, authority or utility providing sewer or water service to the subdivision has approval authority under its own jurisdiction, a letter which indicates that the plans meet the relevant agency, authority, or utility specifications shall be submitted.