A. 
The Sketch Plan of a proposed subdivision shall be clearly and legibly drawn, preferably to scale.
B. 
The Sketch Plan should contain at least the following information, but not necessarily showing precise dimensions.
(1) 
Tract boundaries;
(2) 
Name of the Municipality in which the subdivision is located and a general location map;
(3) 
Name of proposed subdivision or other identifying title;
(4) 
Type of development proposed for the subdivision (residential, commercial, industrial, etc.); and
(5) 
General street and lot layout.
A. 
The Preliminary Plan of a proposed subdivision shall be clearly and legibly drawn to an appropriate scale adequate to illustrate all necessary details. Maximum size of plan shall not exceed 36" in width (the short dimension).
B. 
If the Preliminary Plan requires more than one sheet, a key diagram showing relative location of the several sections shall be drawn on each sheet.
C. 
The Preliminary Plan shall include the following information:
(1) 
Date, including the month, day, and year that the Preliminary Plan was completed and the month, day, and year that the Preliminary Plan was revised, for each revision.
(2) 
Name of proposed development.
(3) 
Name of recorded owner and subdivider.
(4) 
Name, address, license number, and seal of the registered surveyor/engineer responsible for the subdivision/land development plan.
(5) 
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.
(6) 
A key map for the purpose of locating the property being subdivided drawn at a scale not less than 1" equals 2,000' 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.
(7) 
Total tract boundaries of the property being subdivided showing bearings and distances and a statement of total acreage of the property.
(8) 
Include all of the following zoning data:
(a) 
Existing Municipal zoning regulations, including district designations, requirements for lot sizes and front yards, and any zoning district boundary lines traversing the proposed subdivision.
(b) 
Any changes in the existing zoning to be requested by the subdivider.
(c) 
Any Municipal regulations other than zoning governing lot size and/or front yard requirements.
(9) 
Contour lines at vertical intervals not more than 5' for land with average natural slope of 4% or less and at intervals of not more than 20' for land with average natural slope exceeding 4%.
(10) 
Locations and elevation of the datum to which contour elevations refer; where reasonable practicable, datum used shall be a known and established bench mark. It is suggested that a USGS datum be used where possible.
(11) 
All existing sewer lines, water lines, fire hydrants, electric and telephone utility lines, culverts, bridges, railroads, quarries, strip mines, watercourses, floodplain areas, and other significant man-made or natural features within the proposed subdivision and 50' beyond the boundaries of the proposed subdivision.
(12) 
All existing buildings or other structures and the approximate location of all existing tree masses, rock out-crops, watercourses within the proposed subdivision or other significant features.
(13) 
All existing streets on the Official Map or Plans of the Municipality (including unpaved streets), including streets of record (recorded but not constructed), easements and rights-of-way, including names, right-of-way widths, cartway (pavement) widths and approximate grades within the subdivision or within 400' of any part of the tract.
(14) 
The full plan of proposed development, including:
(a) 
Location and width of all streets, easements, and rights-of-way, with a statement of any conditions governing their use.
(b) 
Suggested street names and utility easement locations.
(c) 
Building reserve (setback) lines along each street.
(d) 
Lot lines with dimensions in feet and hundredths of a foot.
(e) 
Lot numbers and statement of number of lots and parcels.
(f) 
A statement of the intended use of all nonresidential lots and parcels.
(g) 
Sanitary and/or storm sewers (and other drainage facilities) with the size and material of each indicated, and any proposed connections with existing facilities.
(h) 
Parks, playgrounds, and other areas proposed to be dedicated or reserved for public use with any conditions governing such use.
(i) 
The following data shall be shown for the cartway right-of-way and, if required, the ultimate right-of-way, for existing, recorded (except those to be vacated), and proposed streets within or abutting the property to be subdivided: The length and width (in feet to the nearest hundredth of a foot) of all straight lines and radii of curved lines. The length of all arcs (in feet, to the nearest hundredths of a foot) and the central angle (in degrees, minutes, and seconds).
(15) 
Any trees to remain in the street ROW shall be indicated.
(16) 
If on-lot sewage disposal is proposed, the following information shall be included:
(a) 
Location of all soil probes and percolation test holes.
(b) 
Soil types.
(c) 
Suitable primary system sites with site slope identified.
(d) 
Suitable replacement system sites with provisions for their protection and reservation, if required by Department of Environmental Protection regulations. Identify slope.
(17) 
The following stormwater management information shall be included:
(a) 
Runoff calculations for the proposed project.
(b) 
A description of proposed stormwater control measures and devices.
(c) 
Maps showing:
[1] 
The location of the proposed subdivision, land development, or mobile home park within the designated watershed (consult the Beaver County Planning Commission or Conservation District for the appropriate Stormwater Management Plan.
[2] 
The 100-year floodplain for pre- and post-development conditions.
[3] 
Streams, swales, and drainage patterns (existing and proposed).
[4] 
Stormwater management control measures and devices (temporary and permanent).
[5] 
Areas subject to special deed restrictions affecting stormwater management.
[6] 
Contours of existing and proposed development elevations at intervals of five feet. In areas of steep slopes (greater than 15%), 20-foot contour intervals may be used.
[7] 
Show floodway boundaries if the subdivision is located in a detailed FEMA Study Area or included on a FEMA Insurance Rate Map.
D. 
The Preliminary Plan shall be accompanied by the following supplementary data as applicable:
(1) 
Typical street cross-section drawing(s) for all proposed streets. Cross-section drawings may be shown on either the Preliminary Plan or on separate profile sheets:
Tentative profiles along the street center line 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:
(a) 
One inch equals 10' horizontal, 1" equals 2' vertical.
(b) 
One inch equals 20' horizontal and 1" equals 4' vertical.
(c) 
One inch equals 40' horizontal and 1" equals 8' vertical.
(d) 
One inch equals 50' horizontal, and 1" equals 10' vertical.
(2) 
In lieu of the separate profile sheets required, the tentative finished cartway edge or top of curb grades for both sides of each street may be labeled on the Preliminary Plan.
(3) 
Where deemed necessary by the Municipal Planning Commission or the Municipal Officials, a plan for the surface drainage of the tract to be subdivided shall be shown. Such plan shall include stormwater runoff calculations for the entire property being subdivided and shall show the proposed method, subject to Municipal approval, of accommodating the anticipated runoff.
(4) 
Preliminary designs of all bridges or culverts required. Such designs shall meet all applicable requirements of the Department of Environmental Protection and/or the Pennsylvania Department of Transportation. Calculations for waterway opening shall be included. All designs shall be subject to approval by the Municipality.
(5) 
Where a Preliminary Plan shows the proposed subdivision of only a part of the subdivider'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 unsubmitted portion. To prevent undue hardship in the case of extremely large properties, the Municipal Planning Commission or Municipal Officials may, based on existing natural or man-made features, delimit the area for which a prospective street system shall be sketched.
A. 
The Final Plan shall be of a size drawn to scale, and show all information as required for Preliminary Plans under Article IV, § 164-19 in these regulations. In addition, the Final Plan shall show the following:
(1) 
Name of recorded owner (and subdivider) of the tract, and the source(s) of title to the land being subdivided, as shown by the County Recorder of Deeds.
(2) 
The total tract boundary lines of the area being subdivided with accurate distances to hundredths of 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 1' in 10,000'; provided, however, that the boundary(s) adjoining additional unplotted land of the subdivider (for example, between separately submitted Final Plan sections) are not required to be based upon field survey, and may be calculated. The location of all boundary line (perimeter) monuments shall be indicated, along with a statement of the total area of the property being subdivided. Also, there shall be at least one elevation bench mark recorded for each subdivision. In addition, the surveyor 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 and, if required, the right-of-way, for existing, recorded (except those to be vacated), and proposed streets within or abutting the property to be subdivided: The length and width (in feet to the nearest hundredth of a foot) of all straight lines and radii of curved lines. The length of all arcs (in feet, to the nearest hundredths of a foot) and the central angle (in degrees, minutes and seconds).
(5) 
All straight lot lines shall be dimensional (in feet, to the nearest hundredths 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 hundredths 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 subdivision 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 of 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) 
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 subdivision proposes a new street intersection with a state traffic route, the intersection's highway occupancy permit number(s) shall be indicated for all such intersections.
(12) 
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(s) of the property, and notarized.
(13) 
A certification for approval of the Plan by the Municipal Officials and by the Municipal Planning Commission (if any).
(14) 
A certification of review of the Plan by the County Planning Commission, in such form as they may require.
(15) 
A certification to provide for the recording of the plan by the Recorder of Deeds so that they may acknowledge receipt of the Plan when it is presented.
(16) 
The following stormwater management information shall be included:
(a) 
All information pertaining to stormwater management from the preliminary plan along with any changes.
(b) 
All required permits (or letters of intent to issue such permits pending final Municipal approval) from the Department of Environmental Protection, Pennsylvania Department of Transportation, Public Utility Commission, Beaver County Conservation District, or any other agency if appropriate.
(c) 
All deed restrictions, easements, and rights-of-way.
(d) 
The ownership and maintenance responsibilities for stormwater management control devices. The identity of the responsible individual corporation, association, or other specific entity and the specific maintenance responsibility must be detailed.
(e) 
Where the applicant is proposing the dedication of permanent stormwater management control facilities to the Municipality, such request must include:
[1] 
Easements to all facilities; and
[2] 
A financial guarantee (acceptable to the Municipality) to insure that the control facilities are property installed and functioning satisfactorily.
B. 
The Final Plan shall be accompanied by such applicable supplementary data as is required in Article IV, § 164-19 in addition to profile sheets for all proposed streets within the tract. Such profiles shall show at least the following information, properly labeled:
(1) 
Existing (natural) profiles along both cartway edges or along the center line of each street.
(2) 
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.
(3) 
The length of all vertical curves.
(4) 
Existing and proposed sanitary sewer mains and manholes, storm sewer mains, inlets, manholes, and culverts and existing or proposed water mains.
A. 
In the case of any proposed subdivision, land development, or other division of land, where the proposed subdivision or land development contains not more than three lots, sites or other divisions of land, then the Municipal Officials shall have the authority, at their discretion, to classify such subdivision or land development as "minor" provided that the Municipality has received documents, guarantee, or proof of improvements installation as they may require. Any minor subdivision shall meet the following five criteria:
(1) 
The proposal does not involve the extension of any public facilities including:
(a) 
New streets.
(b) 
Paving or other improvements.
(c) 
New or improved water lines, sewer lines, on-lot sewage disposal system sites, or storm drainage lines.
(d) 
New or improved public facilities or services.
(2) 
The proposal does not adversely affect the natural resources of the Municipality, or have the potential to adversely affect the health or safety of the residents of the Municipality.
(3) 
The proposal does not adversely affect adjoining property.
(4) 
The proposal does not adversely affect the present or future development of the Municipality.
(5) 
The proposal is compatible with the existing Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 193, Zoning.
B. 
Plan Requirements for Minor Subdivisions, Land Developments, and Non-Building Lots.
(1) 
Plans shall be clearly and legibly drawn to an appropriate scale, showing all properties and names of property owners of abutting properties. Maximum size of plan shall not exceed 36" in width (the short dimension).
(2) 
Plans shall be accompanied by that portion of the most current USGS (7-1/2 minute) quadrangle which covers the subject property.
(3) 
All information or accompanying documentation required by Article IV, §§ 164-18 and 164-20 shall be submitted as part of the application, only if applicable, except that the filing fee shall be established by the Municipality, by resolution.
(4) 
A survey prepared by a surveyor registered to practice in the Commonwealth of Pennsylvania.
(5) 
An approved/fully executed "Non-Building Waiver" from the Pennsylvania Department of Environmental Protection is required for all proposed non-building lots in an onlot sewage disposal service area. A non-building declaration must be included on the plan.
C. 
Submission and Review Procedures for Minor Subdivision or Land Developments. The submission and review procedures for all minor subdivision and land developments shall comply with the applicable requirements of Article III, §§ 164-12, 164-13, and 164-14 (submission of Final Plan, Review of Final Plan, and Recording of Final Plan) except that § 164-13D(1) may be excluded (public hearing) at the discretion of the Municipality.
D. 
Non-building waiver.
(1) 
A non-building declaration shall waive the requirements of §§ 164-18, 164-19, and 164-20 of this chapter for the nonbuilding lot, provided that the Municipality has received all documentation as they may require for such determination.
(2) 
All non-building lots shall be subject to the requirements listed in Subsection B above excluding Subsection B(3).
E. 
Submission and review procedures for non-building lots.
(1) 
All documents for non-building lots shall be submitted to the Municipal Planning Commission for review.
(2) 
The Municipal Planning Commission shall review the above submission within 30 days of the receipt of all necessary documents.
(3) 
The Municipal Planning Commission shall then submit their recommendation to the Municipal Officials for their review.
(4) 
If the Municipal Officials approve the non-building lot, the survey shall be signed and dated by the appropriate Municipal Officials and forwarded to the subdivider for recording.
(5) 
If the Municipal Officials do not approve the nonbuilding lot, then the Officials shall state the reasons for refusal and submit them to the subdivider in writing.
(6) 
One signed copy of the survey shall remain with the Municipality for their records.