[Ord. 577, 10/2/1989]
1.
Before
submission of the preliminary plan by the developer, maps and materials
shall be submitted by the developer to the Planning Commission. This
material will enable the Planning Commission to determine the potential
for the proposed subdivision or land development tract for development
and the general feasibility of the developer's plans for the tract.
The sketch plan submission will include the following maps and materials:
A.
A key
map, for the purpose of locating the property being subdivided, drawn
at a scale not smaller than one inch equals 400 feet and showing the
relation of the property, differentiated by tone or pattern, to adjoining
property and to all streets, roads, and municipal boundaries existing
within 1,000 feet of any part of the property. The key map shall be
based on the official Borough Map.
B.
A map
illustrating an analysis of natural drainage patterns and water resources
within the proposed subdivision tract, including delineation of streams,
natural drainage swales, ponds and lakes, wetlands, floodplains subject
to a 100-year flood frequency, storm sewers, 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.
C.
A map
illustrating an analysis of types of soils present within the proposed
subdivision tract.
D.
A topographic
map of the site based on USGS quad sheets.
E.
A map
delineating additional significant physical features within the proposed
subdivision tract, such as woodland area, large trees, rock outcroppings
and scenic views. The map shall be based on USGS quad sheets and on-site
survey work.
G.
A letter
of intent and a sketch of the proposed subdivision or land development
tract, at a scale not less than one inch equals 50 feet, explaining
and illustrating the developer's general development concepts for
the tract. The type of development density of development, form of
ownership, circulation patterns, and means of providing major utility
service should be explained and illustrated. The sketch may be based
on deed and tax map information.
[Ord. 577, 10/2/1989]
1.
The preliminary
plan of a proposed subdivision shall be clearly and legibly drawn
to a scale not less than one inch equals 50 feet.
3.
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.
4.
The preliminary
plan shall indicate the following data:
A.
Name
and address of record owner.
B.
Name
of developer if different from owner.
C.
Name
of the proposed subdivision.
D.
Name
of the municipality or municipalities within which subdivision is
proposed.
E.
Names
of all adjoining subdivisions, if any, and the names of owners of
all adjacent un-plotted land.
F.
Name,
address, license number, certification, and seal of registered engineer
or surveyor responsible for the subdivision plan.
G.
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.
H.
A key
map, for the purpose of locating the property being subdivided, drawn
at a scale not smaller than one inch equals 400 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
1,000 feet of any part of the property.
I.
Total
tract boundaries of the property being subdivided, showing bearings
and distances, and a statement of total acreage of the property.
J.
Tax map
sheet, block, and lot numbers within the proposed subdivision tract
obtained from the County tax assessor’s office.
K.
The zoning
district or districts within which the proposed subdivision is located
and within 50 feet of the boundaries of the proposed subdivision tract.
L.
All existing
buildings or other structures within the proposed subdivision tract.
M.
All existing
streets, including streets of record (recorded but not constructed),
on or adjoining the tract, including names, right-of-way widths, pavement
widths and approximate grades.
N.
All existing
sewer lines, storm sewers, water lines, fire hydrants, utility transmission
lines, culverts, bridges, railroads, or other man-made features within
the proposed subdivision tract and within 200 feet of the boundaries
of the proposed subdivision tract.
O.
Location,
width and purpose of existing easements and utility rights-of-way
within 200 feet of the proposed subdivision tract.
P.
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%. Location
and elevation of the date to which contour elevations refer shall
be the closest United States Geologic Survey established benchmark,
where available.
5.
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.
Suggested
street names.
C.
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 non-residential lots and parcels.
G.
Lot numbers,
a statement of total number of lots and parcels and the lot size in
square feet or acres for each lot.
H.
Sanitary
and/or 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 or common
use, with any conditions governing such use.
J.
Location,
width and purpose of proposed easements and utility rights-of-way.
K.
Copies
of the proposed deed restrictions and protective and restrictive covenants
referenced to the preliminary plan.
6.
The preliminary
plan shall be accompanied by the following supplementary data unless
the Planning Commission has determined that the submission of such
data is not necessary:
B.
Four
copies of the completed planning module for land development, (where
applicable) including soil and representative percolation tests and
information necessary for the Borough Council to make a decision on
revising or supplementing the official plan for sewage facilities.
C.
A storm drainage plan for the proposed subdivision tract, which conforms to design requirements for storm drainage, set forth in § 22-407.
E.
In the
case of subdivision 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.
F.
Preliminary
designs of any bridges or culverts, which may be required. Such designs
shall meet all applicable requirements of the Pennsylvania Department
of Environmental Resources, Division of Dams and Encroachments, and/or
the Pennsylvania Department of Transportation.
G.
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.
H.
A sketch
map of the proposed road system for the remainder of the area not
included in the preliminary plan.
I.
When
water 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 extend water
service, subject to the execution of a service agreement.
J.
Certification
of Sewage Disposal Systems.
(1)
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.
(2)
When sewage disposal service for the proposed subdivision is to be
by individual on-lot sewage disposal systems, the applicant shall
submit four copies of the Borough Sewage Enforcement Officer’s
approval of the planning module.
K.
When
an agency, authority or utility providing sewer or water service to
the subdivision has approval authority under its own jurisdiction,
a letter that indicates that the plans meet the relevant agency, authority,
or utility specifications shall be submitted.
L.
If the
subdivision or land development includes wetlands or hydrologic soils,
the applicant shall comply with Sections 9 and 10 of the River and
Harbor Act of 1899, Section 404 of the Clean Water Act, and Section
103 of the Marine Protection Research and Sanctuaries Act and with
the Pennsylvania Department of Environmental Resources pursuant to
the Dam Safety and Encroachments Act.
M.
Traffic
Impact Study.
(1)
A traffic impact study and report shall be required for proposed
developments that meet one or more of the following criteria:
(a)
Residential: 100 or more dwelling units.
(b)
Commercial: A commercial building or buildings consisting of 20,000
square feet or more of total floor area.
(c)
Office: A development consisting of 100,000 square feet or more of
total floor area.
(d)
Industrial: A development consisting of 200,000 square feet or more
of total floor area.
(e)
Other: A use generating 1,000 or more trips per day as determined
by generation rates published by the Institute of Transportation Engineers.
(2)
The study will enable the Commission to assess the impact of a proposed
development on the traffic system. Its purpose is to ensure that proposed
developments do not adversely affect the traffic network and to identify
any traffic problems associated with access from the site onto the
existing roads. The study’s purpose is also to delineate solutions
to potential problems and to present improvements to be incorporated
into the proposed development. Traffic impact reports shall be based
on the following criteria:
(a)
General Site Description. The site description shall include the
size, location, proposed land uses, construction, staging and completion
date or types of dwelling units. A brief description of other major
existing and proposed land developments within 1/2 mile of the proposal
which shall constitute the study area.
(b)
Traffic Facilities Description. The description shall contain a full
documentation of the proposed internal and existing highway system.
The report shall describe the external roadway system within the area.
Major intersections in the area shall be identified and diagramed.
All future highway improvements, which are part of proposed surrounding
developments, shall be noted and included in the calculations.
(c)
Existing Traffic Conditions. Existing traffic conditions shall be
measured and documented for all streets and intersections in the area.
Existing traffic volumes for average daily traffic, peak highway hour(s)
traffic and peak development-generated hour(s) traffic shall be recorded.
Traffic counts at major intersections in the study area shall be included
in the report. 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 streets and major intersections in the study area.
Levels of service shall be determined for each major road segment
and turning movement. Detailed traffic counts of existing local streets
are not required, unless the Commission would so require. A tabulation
of accident locations during a recent two-year period shall be shown.
(3)
This analysis will determine the adequacy of the existing roadway
system to serve the current traffic demand. Roadways and/or turning
movements experiencing levels of Service D, E or F, as described in
“Report 87: Highway Capacity Manual,” Highway Research
Board 1965, shall be noted as congestion locations.
N.
Traffic
Impact of the Development. Estimation of vehicular trips to result
from the proposal shall be computed from the average daily peak highway
hour(s). Vehicular trip generation rates to be used for this calculation
shall be obtained from the “Trip Generation Manual,” published
by the 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) and methodology
followed shall be documented. All turning movements shall be calculated.
These generated volumes shall be distributed to the area and assigned
to the existing streets and intersections throughout the area. Documentation
of all assumptions used in the distribution and assignment phase shall
be provided. Traffic volumes shall be assigned to individual access
points. Any characteristics of the site that will cause particular
trip generation problems shall be noted.
O.
Analysis
of Traffic Impact.
(1)
The total future traffic demand shall be calculated. This demand
shall consist of the combination of the existing traffic expanded
to the completion year (straight line projections based on historical
data), the development-generated traffic and the traffic generated
by other proposed development as anticipated, calculations for each
stage of completion shall be made. This analysis shall be performed
during this peak highway hour(s) for all roadways and major intersections
in the study area. Volume/capacity calculations shall be completed
for all major intersections.
(2)
All access points shall be examined as to the necessity of installing
traffic signals. This evaluation shall compare the projected traffic
to State warrant regulations for traffic signal installation.
P.
Conclusions
and Recommendations. Levels of service for all streets and intersections
shall be listed. All streets 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 include3 but
not be limited to the following elements: internal circulation design,
site access location and design, external roadway and intersection
design and improvements, traffic signal installation and operation
including signal timing. All physical street improvements shall be
shown in sketches.
Q.
Costs
of Needed Project. Approximate costs for all needed transportation
improvements shall be developed within a defined impact area.
R.
The project
manager for any traffic impact report shall be a professional traffic
engineer or transportation planner, who should be a member of the
Institute for Transportation Engineering.
S.
The Commission
may combine contributions for traffic impact studies from more than
one applicant to accomplish one major coordinated traffic study.
T.
Applicant's
Responsibilities. The applicant shall respond to the traffic impact
report by stating to what degree he/she is willing to assist in funding
any off-site improvements that are needed and to state what on-site
improvements he/she proposes.
U.
Future
Stages of Development. The traffic study shall include not only an
analysis of one individual project proposed at one point in time,
but also the overall projected impacts of future development of all
nearby lands owned by the applicant or that the applicant has an option
to purchase. The study shall include a projection of the traffic expected
from this development, using reasonable alternatives if no definite
plans are available.
V.
Other
Proposed Development. The study should also take in account traffic
that can be expected as a result of other development, which has been
approved or is being reviewed by the Commission and other development
that might reasonably be expected to occur.
[Ord. 577, 10/2/1989]
3.
The following
additional data shall be illustrated on the final plan:
A.
The latest
source of title to the land as shown by the deed, page number and
book of the County Recorder of Deeds.
B.
The total
tract boundary lines of the area being subdivided with accurate distances
to hundredths of a foot and bearings 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(s) adjoining
additional unplatted land of the sub divider (for example, between
separately-submitted final plan sections), 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.
C.
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.
D.
The proposed
building setback or the proposed placement of each building.
E.
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.
F.
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.
G.
If the
subdivision proposes a new access point to a state legislative route,
the highway occupancy permit from PENNDOT shall be attached.
H.
A certification
of ownership, acknowledgment of plan and offer of dedication shall
be lettered on the plan, and shall be duly acknowledged and signed
by the owner of the property and notarized.
I.
A signature
block for certification of approval of the plan by the Planning Commission.
J.
A signature
block for certification of review of the plan by the Joint Planning
Commission.
K.
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.
L.
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.
4.
The final
plan shall be accompanied by the following:
A.
Plans
showing:
(1)
Location, size, and invert elevation of all sanitary sewer, water
distribution and storm drainage systems and the location of all manholes,
inlets, and culverts.
(2)
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.
B.
Documentation
from the Borough Sewage Enforcement Officer that each lot has been
tested for on-lot sewage systems (where applicable).
C.
A copy
of the Department of Environmental Resources acceptance or approval
of the planning module.
D.
A copy
of the permit granted by the Pennsylvania Department of Environmental
Resources for a private centralized sanitary sewer system, where applicable.
E.
A copy
of the permit granted by the Nazareth Borough Municipal Authority
for a private centralized sanitary sewer system, where applicable.
F.
A copy
of an agreement document with the governmental authority or public
authority, which is to provide the water supply for the public water
supply system (where applicable).
G.
A copy
of a permit granted by Pennsylvania Department of Environmental Resources
for a private centralized water system (where applicable).
H.
A completed
and executed copy of the subdivision improvements agreement as agreed
upon by the developer and the Borough Council.
I.
A performance guarantee in the amount of 110% of the cost of all required improvements as set forth in § 22-503 as estimated by the Borough Engineer in a form and with surety approved by the Borough 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 on 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 Borough Council.
J.
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 § 22-503. 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 acceptance of all such improvements by the Borough Council, public utility, or Municipal Authority.
K.
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 Resources.
L.
A legal
description of all areas offered for dedication.
5.
In the case of a subdivision or land development proposed to be developed in stages or sections over a period of year, final plan requirements as listed in § 22-303, Subsections 1 through 4, 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.
