All applications for preliminary plan approval submitted to the Borough Planning Commission shall include, but not be limited to, the following information:
A. The preliminary plan shall be drawn at a scale of one inch equals 100 feet or greater detail.
B. Existing land uses shall be shown for the subject property and adjacent land areas.
C. A location map shall be included which relates the development site to contiguous areas of the community, highway systems and other significant developments.
D. The plan shall show or be accompanied by the following;
(1) A draft of protective covenants, if any.
(2) A title, to include:
(a) The name by which the subdivision will be recorded.
(b) The location by municipality, county and state.
(c) The names and addresses of the owner or owners.
(d) The name and seal of the registered professional engineer, land surveyor or landscape architect who prepared the plan.
(e) The North point, date and graphic scale.
(3) Existing easements and their location, width and distance.
(4) Contours, which shall be shown at vertical intervals of 20 feet. Contour data of greater detail may be required for land areas with slopes of 5% or less. Contour lines must extend a sufficient distance on all sides of the property perimeter to determine adjacent topographic influences.
(5) Datum to which contour elevations refer.
(7) Existing physical features, to include:
(a) Watercourses, culverts, bridges and drains.
(b) Buildings, sewers, water mains and fire hydrants, water wells and septic facilities.
(c) Streets on or adjacent to the tract, including names, right-of-way widths and cartway widths.
(d) Telephone conduit lines, electric power transmission lines, petroleum product lines and other significant man-made features.
(8) Proposed improvements, which shall include, in scale dimensions:
(a) The location, name and width of all proposed streets and paved cartways.
(b) All rights-of-way and easements and the purposes for which they are to be established.
(c) The lot lines of all parcels.
(e) Reservations of ground for public or common use.
(f) A general drainage plan for stormwater, to include the proposed flow of stormwater in relation to natural channels.
(g) A plan of the proposed water distribution system or a plan showing the location of individual wells. In the case of public water service, a letter from the applicable water authority shall be submitted which states that the authority has available capacity to serve the proposed development.
[Amended 4-10-2012 by Ord. No. 434]
(h) A plan of the proposed sanitary sewerage system or a plan, where required, showing the proposed location and type of on-lot sewage disposal facilities. This plan shall be in accordance with the Pennsylvania Sewage Facilities Act (Act 537), as amended.
(i) The proposed land use of the improvements.
(j) The names and addresses of abutting property owners.
(k) Where the preliminary plan covers only a part of the subdivider's entire holding, a sketch shall be submitted of the prospective street layout of the remainder of the land.
E. The subdivider shall provide such additional information as may be required by the Planning Commission or governing body to more fully evaluate the proposed subdivision and its effect on adjacent property or the Borough as a whole. Such information may include:
(1) Street profiles showing existing ground elevations and proposed center-line street grades.
(2) The subsurface condition of the tract.
(3) Typical cross sections of roadways and sidewalks.
(4) The sizes of water pipes and location of valves and fire hydrants.
(5) The location of manholes, invert elevations, grades and sizes of sanitary sewers.
(6) If the proposed subdivision or a part thereof is located in a designated floodplain, base flood elevation data shall be contained in the plan.
(7) If the proposed subdivision is located in or within proximity to a wetlands area, plans and measures for the protection of said area shall be included as a part of the application for subdivision approval.
(8) The size, location and use of structures on adjacent lands within 25 feet of the proposed subdivision shall be shown in all instances where public rights-of-way or private accessways are contemplated along or within 25 feet of the perimeter of the subdivision.
F. Geotechnical study.
[Added 4-10-2012 by Ord. No. 434]
(1) On development sites where earthmoving activities will disturb five acres or more, a geotechnical report by a qualified registered professional engineer shall be submitted regarding soil and subsurface conditions and the probable measures needed, if any, to be considered in the design of the development and its infrastructure, the location of structures and the design of foundations.
(2) The Borough Engineer may recommend a waiver of this requirement if, in his professional opinion, there is no history of adverse subsurface conditions or where available soils information or other geotechnical data do not indicate the potential for landslides, subsidence or other subsurface hazards.
(3) When required, the geotechnical report shall contain the following information:
(a) The following information shall be provided at a minimum. Any site-specific issues identified by the applicant's geotechnical engineer, not specifically listed below, shall be addressed in the geotechnical study.
[1] Foundation bearing materials and associated settlement.
[2] Fill embankment base preparation, support, maximum allowable slope, suitable borrow material and compaction requirements.
[3] Maximum allowable slope and stability of cut slopes.
[4] Coal mining below the site, mine location and amount of cover and measures to prevent mine subsidence, if required.
[5] Presence and control of groundwater.
[6] Identification of potentially expansive carbonaceous materials or slag to be encountered in excavations and measures to prevent their detrimental effects.
[7] Delineation of on-site fill materials and their impact on site development.
[8] All areas where public infrastructure is proposed.
(b) Geotechnical engineering reports shall be signed and sealed by a professional engineer registered in the Commonwealth of Pennsylvania.
(c) The Borough Engineer may require that the geotechnical engineering report and site development drawings be reviewed by a separate geotechnical engineering consultant selected by the Borough. The applicant required to submit the report shall be required to pay for the cost of the independent professional consultant review.
G. Traffic study.
[Added 4-10-2012 by Ord. No. 434]
(1) A traffic study shall be required for any subdivision or land development which will generate, on the average, 75 or more additional trips during the adjacent roadway's peak hours. The Borough Engineer may require a traffic study for subdivisions or land developments generating less than 75 vehicle trips during peak hours in cases where known traffic deficiencies exist in the area of the proposed development.
(2) Borough Council may waive the traffic study requirements where the proposed development was incorporated as part of a previously submitted traffic study.
(3) Prior to undertaking a traffic study, the applicant shall submit a proposed scope of services to the Borough Engineer for review and approval. The traffic study shall include the following, if appropriate, as determined by the Borough Engineer and/or the Borough's traffic consultant:
(a) A brief description of the proposed project in terms of land use and magnitude.
(b) An inventory and analysis of existing roadway and traffic conditions in the site environs, including:
[1] Roadway network and traffic control.
[2] Existing traffic volumes in terms of peak hours and average daily traffic (ADT).
[3] Planned roadway improvements by others.
[4] Intersection levels of service.
[5] Other measures of roadway adequacy, (i.e., lane widths; traffic signal warrants; vehicle studies, etc.).
(c) Projected site-generated traffic volumes in terms of:
[1] Peak hours and ADT (by development phase, if required).
[2] Approach and departure distribution including method of determination.
[3] Site traffic volumes on roadway.
(d) An analysis of future traffic conditions, including:
[1] Future design year, or years, with phasing, combined traffic volumes (site traffic plus future roadway traffic).
[2] Intersection levels of service.
[3] A pavement analysis of roadways which are projected to experience significant increases in ADT volumes off site.
[4] Other measures of roadway adequacy, (i.e., lane width; traffic signal warrants; vehicle delay studies, etc.).
[5] When access is onto a state road, the analysis of future conditions shall be consistent with Pennsylvania Department of Transportation requirements.
(e) A description of future levels of service and their compliance with standards for traffic capacity of streets, intersections and driveways. New streets shall be designed for adequate traffic capacity defined as follows. All reference to levels of services (LOS) shall be as defined by the Highway Capacity Manual, Special Report 209, published by the Transportation Research Board.
[1] Traffic capacity LOS shall be based upon a future design year which coincides with completion of the development.
[2] Unsignalized intersections or driveways which intersect streets shall be designed for LOS C or better for each traffic movement unless otherwise specified by the Borough.
[3] Signalized intersections shall be designed for LOS C or better. Existing intersections impacted by development traffic shall maintain a minimum LOS D or, if future base LOS E or F, then degeneration in delays shall be mitigated. A future design year without the proposed development shall be completed for comparison purposes.
[4] Streets shall be designed for a minimum LOS C.
(f) Description and analysis of the proposed access plan and site plan, including:
[1] Access plan, including analysis of required sight distances using Pennsylvania Department of Transportation criteria and description of access roadway, location, geometric conditions and traffic control.
[2] On-site circulation plan showing parking locations and dimensions, loading access, circulation roadway, pedestrian circulation and traffic control.
(g) A traffic circulation mitigation action plan that shall include:
[1] Project features relative to site access and on-site circulation which could be modified to maximize positive impact or minimize negative impact.
[2] Off-site improvement plan, depicting required roadway and signal installation and signing improvements to meet the minimum level of service requirements.
(h) Traffic calming.
[1] Streets in residential subdivisions or land developments that are proposed to be dedicated to the Borough shall be evaluated to determine the potential for speeding and encouraging cut-through traffic from existing neighborhoods. If such potential exists, the traffic circulation mitigation action plan required by Subsection
G(3)(g) above, shall include one or more of the following traffic calming measures:
[a] Speed humps or speed tables.
[d] Traffic islands or traffic circles.
[2] The traffic calming recommendations shall be prepared in accordance with the Borough's traffic calming policies and procedures adopted by Resolution 425 of Borough Council on August 25, 2009. The requirement for a petition outlined in the resolution shall apply only to existing Borough streets that may intersect with proposed streets or be located within the limits of the site of a proposed subdivision or land development.
(i) Review. Based on the scope of work for review and determination of the complexity of the development project, the Borough may require the traffic study to be reviewed by a traffic consultant selected by the Borough. In such case, the applicant required to submit the traffic study shall be required to pay for the cost of the consultant review. No permits for construction or occupancy of a site shall be issued until said consultant fees are paid.