A. 
A sketch plan of the proposed planned residential development shall be submitted, clearly and legibly drawn to a scale of one inch equals 100 feet or less.
B. 
Sketch plan and all submitted prints thereof shall be made on sheets either:
(1) 
Eighteen inches by 24 inches; or
(2) 
Twenty-four inches by 36 inches; or
(3) 
Thirty-six inches by 48 inches.
C. 
If the sketch plan requires more than one sheet, a key diagram showing relative location of the several sections shall be drawn on each sheet.
D. 
The sketch plan shall contain at least the following information, but not necessarily showing precise dimensions:
(1) 
Tract boundaries accurately labeled.
(2) 
Name of the municipalities in which the development is located.
(3) 
North point, scale (written and graphic) and date.
(4) 
Name of proposed development or other identifying title.
(5) 
Significant topographical and physical features.
(6) 
Proposed general street and lot layout.
(7) 
A location map with sufficient information to enable the location of property.
(8) 
The approximate number and location of dwelling units and commercial establishments as well as the location of common open space and recreation facilities shall be submitted.
E. 
The sketch plan shall be accompanied by the following supporting data:
(1) 
The developer shall submit written evidence that he has a proprietary interest in the site which shall consist of a fee simple title; or an option to acquire a fee simple title within a specified time period; or a leasehold interest in excess of 40 years; or a substantial interest in a joint venture agreement, real estate investment trust or other real estate syndication which has or can obtain a fee simple title; or a marketable title subject to certain restraints which will not subsequently restrict its development within a reasonable time.
(2) 
All mortgages, easements, restricting land use, liens and all judgments which may affect the site shall be identified. In addition, the developer shall submit proof of financial responsibility. The developer shall propose a method of notifying where necessary, all parties affected of his intentions to submit a tentative development plan for a planned residential development.
(3) 
The developer shall submit information pertaining to his personal experience in real estate development to include all corporations now or formally in existence in which the developer exercised substantial control. No developer shall be qualified to undertake a planned residential development unless he has had past successful experience in real estate in projects involving housing construction comparable to that proposed or can prove an existing relationship through contract, partnership, joint venture or other form of real estate syndication with a person possessing such qualifications.
(4) 
The developer shall submit evidence of his present financial position to include existing or proposed credit sources for land acquisition and construction. No developers shall be approved unless it can be shown that he possesses or has the ability to acquire sufficient funds for the development of the site.
A. 
The intent of the tentative plan submission requirements is to provide the schematic design and planning information specifically required by Section 707(4) of Act 247, the Pennsylvania Municipalities Planning Code,[1] without mandating detailed site engineering, architecture or landscape architecture which shall be required in the final plan submission. The tentative plan shall include all information as required under § 307-21 in this chapter and shall be drawn to a scale of one inch equals 50 feet and presented on the same sheet sizes as required for the sketch plan except for sites in excess of 100 acres which may be at a scale of one inch equals 100 feet and sites in excess of 400 acres which may be at a scale of one inch equals 200 feet.
(1) 
Date, including the month, day and year that the tentative plan was completed and the month, day and year that the tentative plan was revised, for each revision.
(2) 
Name of recorded owner and developer.
(3) 
Name, address, license number and seal of the registered engineer responsible for the plan.
(4) 
Names of all owners of all abutting unplatted land and the names of all abutting subdivisions, if any, with the book and page number where recorded.
(5) 
A key map for the purpose of locating the property being developed drawn at a scale not less than one inch equals 800 feet and showing the relation of the property, differentiated by tone or pattern, to adjoining property and to all streets, roads, municipal boundaries, zoning districts, watercourses and any areas subject to flooding, and recorded subdivision plans existing within 1,000 feet of any part of the property.
(6) 
Total tract boundaries of the property being developed showing bearings and distances and a statement of total acreage of the property.
(7) 
Zoning data including all of the following if applicable:
(a) 
Existing Municipal regulations, including district designations, requirements for lot sizes and front yards and any zoning district boundary lines traversing the proposed development.
(b) 
Any changes in the existing PRD regulations to be requested by the developer.
(c) 
Any municipal regulations other than PRD regulations.
(8) 
Contour lines at vertical intervals of at least two feet for land with average natural slope of 4% or less, and at intervals of at least five feet for land with average natural slope exceeding 4% prepared from actual field survey.
(9) 
Locations and elevation of the U.S.G.S. datum to which contour elevations refer. Where practicable, a known, established bench mark shall be used. Wherever other than U.S.G.S. datum is used, a conversion factor to U.S.G.S. shall be given.
(10) 
All existing sewer lines, water lines, fire hydrants, electric and telephone utility lines, culverts, bridges, railroads, quarries, strip mines, watercourses, floodplain areas (based on a one-hundred-year storm frequency) unless otherwise specified by Chapter 450, Zoning, and other significant man-made or natural features within the proposed development and 100 feet beyond the boundaries of the proposed development.
(11) 
All existing buildings or other structures and the approximate location of all existing tree masses, and all other trees over four inches in diameter, rock out-crops, watercourses within the proposed development or other significant features.
(12) 
All existing streets on the Official Plan or Plans of the Municipality (including unpaved streets), including streets of record (recorded but not constructed), easements and rights-of-way, including names, rights-of-way widths, cartway (pavement) widths and approximate grades within and adjoining the planned residential development.
(13) 
The full plan of proposed development, including the following schematic information:
(a) 
Location and width of all streets, easements and rights-of-way, with a statement of any conditions governing their use, and suggested types i.e., collector, major, minor, etc.
(b) 
Suggested street names and utility easement locations.
(c) 
Approximate lot lines.
(d) 
Lot numbers and statement of approximate number of lots and parcels.
(e) 
A statement of the intended use of all nonresidential lots and parcels.
(f) 
Water supply, sanitary and/or storm sewers (and other drainage facilities) and any proposed connections with existing facilities.
(g) 
Parks, playgrounds and other areas proposed to be dedicated or reserved for public use with any conditions governing such use.
(h) 
Net residential density of each land use within the planned residential development and the gross residential density of the planned residential development.
(i) 
The use and the approximate height, bulk and location of buildings and other structures, other uses of land and common open space.
(14) 
The distance of the site to fire stations, police stations, schools, shopping centers and major transportation routes shall be shown.
[1]
Editor's Note: See P.S. § 10707(4).
B. 
The tentative plan shall be accompanied by the following supplementary data as applicable:
(1) 
Typical street cross-section drawing(s) for all proposed streets.
(2) 
A plan for the preliminary location of surface and subsurface drainage (swales, inlets, storm sewer systems) of the tract shall be shown.
(3) 
Preliminary locations of any bridges or culverts shall be shown.
(4) 
Where a tentative plan shows the proposed planned residential development of only a part of the developer's total property, a sketch shall be required showing the prospective street system in the remainder of the property so that the street system in the submitted portion shall be considered in relation to future connections with the un-submitted portion. To prevent undue hardship in the case of extremely large properties, the Municipal Planning Commission may, based on existing natural or man-made features, delimit the area for which a prospective street system shall be sketched.
(5) 
A report indicating the function, size, ownership and manner of maintenance of the common open space.
(6) 
A draft of covenants, grants of easements or other restrictions to be imposed upon the use of land, building and structures, including proposed grants and/or easements for public utilities.
(7) 
A written statement by the developer setting forth the reasons why, in his opinion, the planned residential development would be in the public interest and would be consistent with the Municipality's Comprehensive Plan.
(8) 
In the case of Planned Residential Development plans that call for development in stages, a schedule showing the time within which applications for final approval of all parts of the planned residential development are intended to be filed, and this schedule shall be updated annually by the anniversary of final approval.
(9) 
A draft of a legal instrument that indicates the manner and extent that the developer intends to manage, maintain and repair the public facilities and community services as required in this chapter.
(10) 
A draft of a legal instrument that indicates the manner in which the developer intends to locate and manage common open space and recreation facilities.
(11) 
A report that evaluates the effect of the planned residential development on municipal services (such as police, fire, recreation) public facilities, utilities, budget, stormwater drainage and transportation system. Additionally, the report will describe the impact on the local school district budget and present any future school building requirements. A numerical comparison of the planned residential development and development under conventional zoning shall be included.
(12) 
A statement, insofar as possible, to indicate compliance with the provisions set forth in this chapter governing the requirements for approval.
(13) 
A statement by the developer that building materials and the building regulations as promulgated in the Municipality's Building Code and other codes relating to construction will be the standards for the planned residential development. Moreover, that all building and construction will meet the standards of the Pennsylvania Department of Labor and Industry and the Federal Housing Administration, if applicable.
A. 
The final plan shall be of a size drawn to scale, and show all information as required for tentative plans under § 307-22 in this chapter. Furthermore, anything submitted in final form for the final plan. The final plan shall show the following:
(1) 
Name of the recorded owner (and developer) of the tract, and the source(s) of title to the land being developed, as shown by the records of the County Recorder of Deeds.
(2) 
The total tract boundary lines of the area being developed with accurate distances to hundredths of a foot and bearings to 1/4 of a minute. These boundaries shall be determined by accurate survey in the field, which shall be balanced and close with an error of closure not to exceed one foot in 10,000 feet; provided, however, that the boundary(s) adjoining additional un-platted land (for example, between separately submitted final plan sections) 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 developed. In addition, the engineer shall certify, to the accuracy of the survey, the drawn plan, and the placement of the monuments.
(3) 
The name (or number) and cartway width and lines of all existing public streets and the name and location of all other roads within the property.
(4) 
The following data shall be shown for the cartway edges and rights-of-way lines and, if required, the ultimate right-of-way, for all existing, recorded, (except those to be vacated) and/or proposed streets within or abutting the property to be developed: the length and width (in feet to the nearest hundredth of a foot) of all straight lines and of the radii and of the arc (or chord) of all curved lines. The length of all arcs (in feet to the nearest hundredth of a foot) and the central angle in degrees, minutes and seconds.
(5) 
All straight lot lines shall be dimensioned (in feet, to the nearest hundredth of a foot) and all internal angles within lot lines shall be designated (in degrees, minutes and seconds). Curved lot lines shall show length of arc (in feet, to the nearest hundredth of a foot) and the central angle (in degrees, minutes and seconds).
(6) 
A statement of the intended use of all nonresidential lots, with reference to restrictions of any type which exist or will exist as covenants in the deed for the lots contained in the development, and if covenants are recorded, including the book and page number.
(7) 
The proposed building reserve (setback) line for each lot, or the proposed placement of each building.
(8) 
The location (and elevation, if established) of all existing and proposed required street monuments.
(9) 
All easements or rights-of-way where provided for or owned by public services and any limitations on such easements or rights-of-way. Rights-of-way shall be shown and accurately identified on the plan, and easements shall either be shown or specifically described on the plan. Easements should be located in cooperation with the appropriate public utilities.
(10) 
Plan for water supply and distribution; fire hydrants; locations, size and invert elevations of all sanitary and/or storm sewers and location of all manholes, inlets and culverts (this data may be submitted as a separate plan).
(11) 
If the development proposes a new street intersection with a State Legislative Route, a letter from the Pennsylvania Department of Transportation approving the proposed intersections shall be submitted with the final plan.
(12) 
A clear sight triangle shall be clearly shown for all street intersections.
(13) 
A certification of ownership, acknowledgement of plan and offer of dedication shall be lettered on the plan, and shall be duly acknowledged and signed by the owner(s) of the property, and notarized.
(14) 
As required under Title 25, Chapter 102 Rules and Regulations, Pennsylvania Department of Environmental Protection, the proposed erosion and sediment plan shall be shown on the final plan or submitted as a separate plan. If a separate plan, three copies will be required. The plan must be prepared by a professional engineer. Additional easements or land acquired for drainage systems extending to off-site watercourses will be shown.
(15) 
A plan for the final location of surface and subsurface drainage of the tract shall be shown. This plan shall include stormwater runoff calculations for the entire property being developed (keyed to the plan submitted) as well as anticipated runoff from areas at a higher elevation in the same watershed and shall show the proposed method of accommodating the anticipated runoff and shall be subject to approval by the Municipal Engineer and the Department of Environmental Protection.
(16) 
The final designs of any bridges or culverts which may be required shall be shown. These designs shall meet all applicable requirements of the Water and Power Resources Board, Division of Dams and Encroachments or the Pennsylvania Department of Transportation. Calculations for water-way opening shall be included. All designs shall be subject to approval by the Municipality.
(17) 
A certificate for approval of the plan by the governing body and by the Municipal Planning Commission shall be lettered on the plan.
(18) 
The total number of lots, dwelling units, square feet of nonresidential uses, gross and net residential density, gross and net residential density in each section, total acres of common open space and number of off-street parking space provided.
(19) 
Building coverage information and location of all types of dwelling units, and nonresidential structures, giving dimensions of the structures, distances between the structures, distances to street rights-of-way and parking areas, with distances accurate to the nearest hundredth of a foot.
(20) 
Accurate dimensions of common open space areas specifically indicating those areas to be preserved in their natural state and those areas to be developed for active recreation. Where common open space areas are to be developed, the exact location of the structures in common open space areas will be illustrated.
(21) 
Locations and dimensions of parking areas and pedestrian walkways.
(22) 
Location and dimensions of easements for utilities and any limitations on such easements.
(23) 
Certification with seal, by a registered engineer to the effect that the survey and plans are correct to the accuracy required by this chapter.
(24) 
A blank space measuring three inches square shall be left along the lower edge of the sheet, in order that the Recorder of Deeds may acknowledge receipt of the plan when it is presented.
B. 
A copy of the approved erosion and sediment plan shall accompany Final Plan submission as required under Title 25, Chapter 102, Rules and Regulations, Pennsylvania Department of Environmental Protection. Permits shall be submitted with the plan of record.
C. 
The final plan shall be accompanied by such applicable supplementary data as is required in § 307-22B in addition to:
(1) 
Profile sheets for all proposed streets within the tract. Such profiles shall show at least the following information, properly labeled:
(a) 
Existing (natural) profiles along the center line of each street and if slope within cartway area exceeds 5%, along both cartway edges.
(b) 
Profiles along the top of cartway (pavement) edge or along the top of curb for both sides of each proposed street shall be shown. Such profiles shall show existing and proposed grades at one of the following sets of scales:
[1] 
One inch equals 10 feet horizontal, and one inch equals one foot vertical.
[2] 
One inch equals 20 feet horizontal, and one inch equals two feet vertical.
[3] 
One inch equals 40 feet horizontal, and one inch equals four feet vertical.
[4] 
One inch equals 50 feet horizontal, and one inch equals five feet vertical.
(c) 
Proposed finished grade of the center line, and proposed finished grade at the top of both curbs, or proposed finished grade at both cartway pavement edges.
(d) 
The length of all vertical curves and the function of such curves.
(e) 
Existing and proposed sanitary sewer mains and manholes, storm sewer mains, inlets, manholes and culverts and existing or proposed water mains and fire hydrants.
(2) 
All offers of dedication and covenants governing the reservation and maintenance of dedicated or undedicated common open space which shall bear the certificate of approval of the Municipal Solicitor as to their legal sufficiency.
(3) 
Such private deed restrictions, including building reserve lines as may be imposed upon the property as a condition of sale together with a statement of any restrictions previously imposed which may affect the title to the land being developed.
(4) 
Whenever a developer proposes to establish a street which is not offered for dedication to public use, the Municipal Planning Commission or governing body may require the developer to submit, and also to record with the plan, a copy of an agreement made with the Municipality on behalf of his heirs, successors and assigns and approved by the Municipal Solicitor and which shall establish the conditions under which the street may later be offered for dedication and shall stipulate, among other things, the following:
(a) 
The street shall conform to Municipal specifications.
(b) 
An offer to dedicate the street shall be made only for the street as a whole.
(c) 
The method of assessing repair costs be stipulated.
(d) 
Agreement by the owners of 60% of the front footage thereon shall be binding on the owners of the remaining lots.
(5) 
Approval by the Pennsylvania Department of Environmental Protection for the water supply or sanitary sewage disposal system(s) for a proposed planned residential development, and the Municipal Planning Commission shall require that two copies of such certification of approval shall be submitted with the final plan.
(6) 
Architectural drawings illustrating exterior and interior designs of typical residential buildings of each type and nonresidential structures to be constructed and building plans at scales and details required for issuance of building permits under the Municipality's building code are required.
(7) 
Statements and illustrations of the materials to be used in construction and their compatibility with the Municipality's building code and other codes relating to construction are required.
(8) 
A completed stormwater drainage system, showing culverts, ditches and curbs and gutters are required; all inlets, manholes and pipes for storm drainage shall be shown; this shall be accompanied by computations prepared by a registered professional engineer, to the satisfaction of the governing body, that the stormwater drainage system will be adequate for the planned residential development.
(9) 
The final drafts of all documents required for tentative approval by this chapter are required.
(10) 
The developer shall comply with all other conditions of the written notice and communication concerning the approval of the tentative development plan.
(11) 
Restrictions of all types which will run with the land and become covenants in the deeds of lots shown on the final plan shall be submitted.
(12) 
Such certificates of approval by authorities as have been required in this chapter, including certificates approving the water supply system and the sanitary sewer system shall be submitted.
(13) 
In the case of a planned residential development proposed to be developed over a period of years, final plan requirements as listed in this section will apply only to the section for which final approval is being sought. However, the final plan presented for the section to be developed must be considered as it relates to information regarding densities and types of dwelling units, location of common open space, sanitary sewer and water distribution systems and street systems presented for the entire development in the application for tentative approval.
(14) 
Whenever revisions to the Municipality's official sewage facilities plan, under Title 25, Chapter 71 Rules and Regulations, Department of Environmental Protection, is required, a copy of the Municipal resolution amending the official plan and a copy of PennDEP's letter approving the plan revision shall accompany the final plan.