Article IV Plan Requirements

The plan shall be clearly and legibly drawn at a scale of one inch equals 10 feet, 20 feet, 30 feet, 40 feet, 50 feet or 60 feet.

Dimensions shall be in feet and hundredths of feet; bearings shall be in degrees, minutes, and seconds for the boundary of the entire tract; and dimensions in feet for lot lines.

The surveyor shall certify on the plan that the map or plat, and the survey on which it is based, were made in accord with current accepted Pennsylvania practice, and include the date on which the field work was completed.

The sheet size shall be no larger than 30 inches by 42 inches but 24 inches by 36 inches is preferred. If the plan is prepared in two or more sections, a key map showing the location of the sections shall be placed on each sheet. If more than one sheet is necessary, each sheet shall be the same size and numbered to show the relationship to the total number of sheets in the plan (e.g., sheet 1 of 5), and a key diagram showing the relative location of the several sections shall be drawn on each sheet.

Plans shall be legible in every detail.

Site context map. A map showing the location of the proposed subdivision/land development within its neighborhood context shall be submitted. For sites under 100 acres in area, such maps shall be at a scale not less than one inch equals 200 feet and shall show the relationship of the subject property to natural and man-made features existing within 1,000 feet of the site. For sites of 100 acres or more, the scale shall be one inch equals 400 feet and shall show the above relationships within 2,000 feet of the site. The features that shall be shown on site context maps include topography (from U.S.G.S. maps), stream valleys, wetland complexes (from maps published by the U.S. Fish & Wildlife Service or the U.S.D.A. Natural Resources Conservation Service), woodlands over 0.5 acre in area (from aerial photographs), ridge lines, public roads and trails, utility easements and rights of way, public land, and land protected under conservation easements.

Existing resources and site analysis. For all subdivisions and land developments, an existing resources and site analysis plan shall be prepared to provide the developer and the Borough with a comprehensive analysis of existing conditions, both on the proposed development site and within 200 feet of the site. Conditions beyond the parcel boundaries may be described based on existing published data available from governmental agencies and from aerial photographs. The Borough shall review the plan to assess its accuracy, conformance with Borough ordinances, and likely impact upon the natural and cultural resources on the property. The following information shall be required:

Complete current perimeter boundary survey of the property to be subdivided or developed prepared by a registered surveyor, showing all courses, distances, and area and tie-ins to all adjacent intersections.

Natural features, including:

Contour lines at intervals of not more than two feet. In the case of flatter areas, one-foot contours may be required (10-foot intervals are permissible beyond the parcel boundaries, interpolated from U.S.G.S. published maps). Contour lines shall be based on information derived from a topographic survey for the property, evidence of which shall be submitted, including the date and source of the contours. The datum to which contour elevations refer and references to known, established benchmarks and elevations shall be included on the plan.

Steep slopes in the following ranges: 15 to 25%, 25% and greater. The location of these slopes shall be graphically depicted by category on the plan. Slope shall be measured over three or more two-foot contour intervals.

Watercourses, either continuous or intermittent and named or unnamed, and lakes, ponds, or other water features.

Wetlands as defined by Article II.

One hundred-year floodplains, including delineation of floodway and flood fringe, established by study of FEMA, with base flood elevations for the 100-year storm. When a subdivision or land development contains a floodplain, the elevation of roads, building sites and public utilities in the vicinity of the floodplain shall be given. In the case of a proposed revision of a FEMA-mapped flood plain, a letter of approval of such revision from FEMA shall be submitted.

Soil types and their boundaries, as mapped by the USDA Natural Resource Conservation Service, including a table listing the soil characteristics pertaining to suitability for construction and, in unsewered areas, for septic suitability. Alluvial and hydric soils shall specifically be depicted on the plan.

(g)

Existing vegetation, denoted by type, including woodlands, hedgerows, and specimen vegetation, as defined in this chapter, tree masses, tree lines, wetland vegetation, pasture or crop lands, orchards, permanent grass land, old fields, and any other notable vegetative features on the site.

(h)

Any portion of the tract identified as a Pennsylvania Natural Diversity Inventory (PNDI) site. If such habitats exist on the tract, the measures proposed to protect the habitats shall be indicated.

(i)

Ridgelines and watershed boundaries.

(j)

Geologic formations on the tract, including rock outcroppings, cliffs, sinkholes, and fault lines, based on available published information or more detailed data obtained by the applicant.

Existing man-made features, and including:

Any easements, deed restrictions, rights-of-way, or any other encumbrances upon the land, including location, size, and ownership.

Locations of Historic and Archaeological Resources which have been identified and/or inventoried by the Borough, the County, the Carbon County Planning Commission, and/or the Pennsylvania Historical and Museum Commission and all significant sites or strictures on the tract, including, but not limited to foundations, cellar holes, stone walls, earthworks, and burial sites.

The gross tract area, total tract area, adjusted tract area, where applicable, and the constrained land area with detailed supporting calculations.

Resource impact and conservation analysis.

A resource impact and conservation analysis shall be prepared for all major subdivision and land development applications to categorize the impacts of the proposed activities and physical alterations on those resources shown on the existing resources and site analysis (as required under § 390-28C). All proposed improvements including, but not necessarily limited to, grading, fill, streets, buildings, utilities, and stormwater detention facilities, as proposed in the other preliminary plan documents, shall be considered in preparing the resource impact and conservation analysis, which shall clearly demonstrate that the applicant has minimized site disturbance to the greatest extent practicable.

Using the existing resources and site analysis as a base map, impact areas shall be mapped according to the following categories:

primary impact areas (i.e., areas directly impacted by the proposed subdivision/land development);

secondary impact areas (i.e., areas in proximity to primary areas which may be impacted); and,

designated protected areas, either to be included in a proposed conservation open space or an equivalent designation such as dedication of a neighborhood park site.

Improvements plan. This plan shall include the following items:

Historic resources, trails, and significant natural features, including topography, areas of steep slope, wetlands, 100-year floodplains, swales, rock outcrops, vegetation, existing utilities, and other site features, as indicated on the existing resources and site analysis.

Existing and proposed lot lines, lot areas, any existing easements, and rights-of-way.

Conservation open space.

Location, alignment, width, profile and tentative names of all proposed streets and street rights-of-way, including all street extensions or spurs that are reasonably necessary to provide adequate street connections and facilities to adjoining development or undeveloped areas, and preliminarily engineered profiles for proposed streets.

Location of proposed swales, drainage easements, stormwater, and other management facilities.

Where community sewage service is proposed, the conceptual layout of proposed sewage systems, including, but not limited to, the tentative locations of sewer mains and sewage treatment plants, showing the type and degree of treatment intended and the size and capacity of treatment facilities.

Where central water service is proposed, the layout of proposed water distribution facilities, including water mains, fire hydrants, storage tanks and, where appropriate, wells or other water sources.

Location of all percolation tests as may be required under this chapter, including all failed test sites or pits, as well as those approved, and including an approved alternate site for each lot. All approved sites shall be clearly distinguished from unapproved sites.

Location and dimensions of proposed playgrounds, public buildings, public areas and parcels of land proposed to be dedicated or reserved for public use.

If land to be subdivided lies partly in or abuts another municipality, the applicant shall submit information concerning the location and conceptual design of streets, layout and size of lots and provisions of public improvements on land subject to his control within the adjoining municipality. The design of public improvements shall provide for a smooth, practical transition where specifications vary between municipalities. Evidence of approval of this information by appropriate officials of the adjoining municipality also shall be submitted.

Where the applicant proposes to install the improvements in phases, he shall submit with the preliminary plan a delineation of the proposed sections and a schedule of deadlines within which applications for final approval of each section are intended to be filed.

Utilities and easements.

Layout of all proposed sanitary and storm sewers and location of all inlets and culverts, and any proposed connections with existing facilities. (This data may be on a separate plan.)

The tentative location of proposed on-site sewage and water facilities.

Locations of existing and proposed utility easements. Where the applicant proposes to locate a street, access drive, driveway, or other improvement within a portion of a utility right-of-way, or to relocate an existing utility line, a letter from the appropriate utility company giving permission to locate within the right-of-way or relocate the existing line shall be submitted.

Location of proposed shade trees, plus locations of existing vegetation to be retained.

Signature block for the Planning Commission Chairman and Secretary and the Borough Council President and Secretary, and a review acknowledgement block for the Carbon County Planning Commission on the right-hand side.

Zoning data, including all the following, when applicable:

Zoning district designations.

Zoning district boundary lines crossing the proposed subdivision/development.

Zoning district boundary lines within 1,000 feet of the proposed subdivision/development, shown on location map.

(16)

A title block in the lower right corner.

(17)

Name of project.

(18)

Name and address of the owner of record (if a corporation, give name of each officer), and a notarized certificate of ownership and acknowledgment of the plan per § 390-34A.

(19)

Name and address of developer if different from landowner (if a corporation, give name of each officer).

(20)

Name, address, license number, seal, and signature of the qualified professional (see definition in Article II) responsible for the preparation of the plan.

(21)

Date, including the month, day, and year that the preliminary plan was completed and the month, day and year for each plan revision.

(22)

The deed reference, parcel identification number and tax assessment number for each involved parcel.

(23)

A key map for the purpose of locating the property being subdivided and showing the relation of the property, differentiated by tone or pattern, to adjoining property and to all streets, roads, municipal boundaries, zoning districts, water courses and any area subject to flooding.

(24)

North arrow (true or magnetic).

(25)

Graphic scale and written scale.

(26)

Names of present adjoining property owners and the names of all adjoining subdivisions/land developments, if any, including property owners and/or across adjacent roads, along with the current property identification number for each property shown.

Supporting documents and information. The following supporting documents, plans and information shall be submitted with preliminary plans for all major subdivisions and land developments:

Typical street cross-section drawings for all proposed streets showing the following:

Typical cut sections.

Typical fill sections.

Superelevated sections.

Typical parallel drainage.

Profiles along the top of the cartway centerline, or as otherwise required by this chapter, showing existing and proposed grade lines and printed elevations of the proposed grade lines at fifty-foot intervals.

Any existing or proposed deed restrictions, and protective and restrictive covenants that apply to the subdivision and/or development plan.

All proposed offers of dedication and/or reservation of rights-of-way and land areas with conditions attached.

Existing documents of dedication and/or reservation of rights-of-way and land areas with conditions attached.

Proof of legal interest in the property and the latest deed of record.

Water supply information. In the case of individual on-lot wells, information documenting water table depth and potential for affecting the ground water supply. In the case of community systems:

A statement from a professional engineer of the type and adequacy of any community water supply system proposed to serve the project.

Preliminary design of any central water supply system.

Connection to central system. A letter from the water company or authority stating that the said company or authority will supply the development, including a verification of the adequacy of service.

New central system. A statement setting forth the proposed ownership of the system and responsibility for operation and maintenance.

A copy of any application for any permit, license or certificate required by PA DEP or the PA Public Utility Commission for the construction and operation of any proposed central water supply system. Preliminary plan approval shall be conditioned on the issuance of said permits by PA DEP and/or PA PUC.

Sewage disposal information.

Completed sewage facilities planning module(s) for land development and other required sewage planning documents as required by the PA Sewage Facilities Act[1] and PA DEP.

[1]

Editor's Note: See 35 P.S. § 750.1 et seq.

Connection to central system. Documentation from the system owner that service will be provided, and that the applicant has complied with all system owner requirements.

Private sewage treatment plants and community on-lot systems. A preliminary design of the system and a statement setting forth the proposed ownership of the system and responsibility for operation and maintenance.

A list of any public utility, environmental or other permits required and, if none are required, a statement to that effect. The Borough may require a professional engineer's certification of such list.

Soil erosion and sedimentation control plan.

Drainage/stormwater management plan meeting the requirements of this chapter and any Stormwater Management Ordinance adopted by the Borough.

Bridge designs and copies of any required permits from PA DEP or other applicable agency for any water obstruction or encroachment.

A statement indicating any existing or proposed zoning variances or subdivision/land development waivers/modifications.

Where the land included in the subject application has an electric transmission line, a gas pipeline, or a petroleum or petroleum products transmission line located within the tract, the preliminary plan shall be accompanied by a letter from the owner or lessee of such right-of-way stating any conditions on the use of the land and the minimum building setback and/or right-of-way-lines. This requirement may also be satisfied by submitting a copy of the recorded agreement.

§ 390-29 Final plan requirements for major subdivisions and land developments.

Highway occupancy permit.

(16)

A plan for the ownership and maintenance of all improvements and common areas as required by § 390-41 and § 390-42.

(17)

A Traffic Impact Study if required by Chapter 500, Zoning.

(18)

Documentation of compliance with Pennsylvania Historical and Museum Commission requirements.

(19)

Documentation of submission to the Pennsylvania Natural Diversity Index and compliance with any findings.

Additional information. The Planning Commission or the Borough Council may require any other necessary information based on the specific characteristics of the proposed project.

Application forms and certifications. The applicant shall complete and submit such application forms and certifications as prescribed by the Borough for submission with the preliminary plan application.

(See also Article IX for land developments.) Final plans shall be prepared by a qualified professional (see definition in Article II), as applicable, and required by state law. Final plans shall be submitted pursuant to the following:

Existing resources and site analysis. A plan, as required by § 390-28C, consistent with the terms and requirements of the approved preliminary plan and modified, as necessary, to show the proposal for final approval.

Final resource impact and conservation analysis.

This plan shall comply with all the requirements for the preliminary resource impact and conservation analysis, as set forth in § 390-28D, to show all proposed improvements described in the other detailed final plan documents as required by this § 390-29.

In addition to the requirements of § 390-28D, the applicant shall submit an accompanying resource assessment report divided into the following sections:

Description of existing resources (as documented in § 390-28C).

Impacts of the proposed development on existing resources correlated to the areas depicted in the final resource impact and conservation analysis.

Measures taken to minimize and control such impacts both during and following the period of site disturbance and construction.

The qualifications and experience of the preparer of the report.

Final plan information. The final plan shall be drawn to the same drafting standards, contain all the information required on the preliminary plan, and the following additional information:

The full plan of the proposed development, including, but not limited to, the following information and data:

Sufficient bearings, lengths of lines, radii, arc lengths and chords of all lots, streets, rights-of-way, easements, community or public areas and areas to be dedicated to reproduce all courses accurately and completely on the ground.

All dimensions in feet and hundredths of a foot.

All bearings to the nearest one second of the arc.

Street names.

Street widths and right-of-way and easement widths.

A clear sight triangle shall be shown for all street intersections.

(g)

Block and lot numbers.

(h)

Total tract area and area of each lot to the nearest 1/100th of an acre and/or the nearest square foot.

(i)

Location and type of permanent monuments and markers which have been found or set in place.

(j)

Building setback lines for each lot or the proposed placement of each building.

(k)

Excepted parcels or sections shall be marked "not included in this plat" and their boundary completely indicated by bearings and distances.

(l)

A statement of intended use of all lots, with reference to restrictions of any type which exist as covenants in the deed for the lots contained in the subdivision/land development and, if the covenants are recorded, including the book and page.

(m)

The deed reference, parcel identification number and tax assessment number for each involved parcel.

(n)

The location, ownership and maintenance responsibility of common facilities and conservation open space.

(o)

Name, address, license number, seal and signature of the qualified professional (see definition in Article II) responsible for the preparation of the plan.

(p)

Final improvements plan meeting the requirements of § 390-28E with updated information.

The following items shall be on all final plans, when applicable, in the form of protective and/or restrictive covenants:

Building setbacks.

Corner lot easements for clear sight triangles.

Corner lot driveway locations.

Utility and drainage easements, including ownership and maintenance responsibility.

The following general notes shall be included on all final plans, if applicable:

"All lots shown on this plan are subject to the rules and regulations contained in the Jim Thorpe Borough Zoning Ordinance."

"Lot consolidation or lot line adjustment" proposal. "Lot/parcel _____ shall be joined to and become an inseparable part of lot/parcel _____ as recorded in Deed Book Volume _____, Page _____ and cannot be subdivided, conveyed or sold separately or apart there from without prior Borough approval."

All cases. "Highway occupancy permits are required for access to roads under the jurisdiction of the Pennsylvania Department of Transportation pursuant to the State Highway Law (P.L. 1242, No. 428, § 420).

All cases. "The Developer and/or the lot purchaser(s) assumes full responsibility for obtaining any local, state, and federal permits and/or approvals relating to wetlands. Approval by the Borough Council shall not in any manner be construed to be an approval of compliance with statutes or regulations relating to wetlands. Jim Thorpe Borough shall have no liability or responsibility for the same to the Developer or purchaser(s)."

On-site subsurface sewage disposal or an on-site well is proposed.

[1]

"This approval in no way certifies or guarantees the suitability of any lot for the installation of a subsurface sewage disposal system. The PA DEP planning conducted as part of the subdivision/land development plan approval process is for general suitability only; and a sewage permit will be required prior to the issuance of any building permit."

[2]

"Individual owners of lots must apply to the Borough for a sewage permit prior to the construction of any on-lot sewage disposal system."

[3]

"Wells and sewage disposal systems shall be constructed in accord with the current standards of the Pennsylvania Department of Environmental Protection and Jim Thorpe Borough."

[4]

"In granting this approval the Borough has not certified or guaranteed the feasibility of the installation of any type of well or sewage disposal system on any individual lot shown on this plan."

When the requirement for sewage planning is waived by the Borough. "The lot(s) shown on this plan have not been approved for any type of sewage disposal based upon the representation by the developer that the lot(s) will be used for purposes other than a dwelling, commercial establishment, or any use which generates wastewater. The development of the lot(s) for any such purpose shall require a sewage permit, zoning, and other applicable approvals by Jim Thorpe Borough."

(g)

Common land and/or facilities are involved. "Common open land, common recreation land, common facilities and development improvements shall not be sold separately or be further subdivided or developed, nor shall such land be used for density for any other development."

(h)

All cases. The landowner, developer or an association of lot owners shall be responsible for the maintenance of all development improvements. NOTE: If determined by Borough Council to be in the public interest, the Borough may accept dedication of certain development improvements.)

(i)

All cases. The surveyor shall certify on the plan that the map or plat, and the survey on which it is based, were made in accord with current accepted Pennsylvania practice, and the date which the field work was completed.

(j)

Existing easements are not specifically delineated. "The approval of this plan by the Borough Council of Jim Thorpe Borough does not have the effect of altering, redefining or extinguishing any easements of record existing on, under or over the property."

In the case of land developments, the location and configuration of project buildings, parking compounds, streets, access drives and all other planned facilities.

Supporting documents and information. The following supporting documents and information shall be submitted with the final plan for major subdivisions and land developments:

Typical final street cross-section drawings for all proposed streets and/or roads showing the following:

Typical cut sections.

Typical fill sections.

Typical superelevated sections.

Typical parallel drainage.

Final profiles along the top of the cartway (pavement) centerline showing existing and final grade lines and printed elevations of the final grade line at fifty-foot intervals, unless otherwise required by this chapter.

Any existing and finally proposed deed restrictions and protective and restrictive covenants that apply to the subdivision/land development plan.

(Reserved)

Proof of legal interest in the property, and the latest deed of record.

Water supply and sewage disposal information:

Final plan of any central water supply and/or sewage disposal system showing all pertinent details.

All other documentation required to demonstrate compliance with this chapter.

All required state or federal environmental permits.

Highway occupancy permits.

Soil erosion and sedimentation control plan approved by the Carbon County Conservation District.

Final drainage/stormwater management plan.

Final bridge designs and required state or federal approvals.

A statement setting forth any zoning variances or subdivision/land development waivers/modification obtained.

§ 390-30 Minor subdivisions, final plan requirements.

Where the land included in the subject application has an electric transmission line, a gas pipeline, or a petroleum or petroleum products transmission line located within the tract, the final plan shall be accompanied by a letter from the owner or lessee of such right-of-way stating any conditions on the use of the land and the minimum building setback and/or right-of-way-lines. This requirement may also be satisfied by submitting a copy of the recorded agreement.

Additional information. The Planning Commission or the Borough Council may require any other necessary information based on the specific characteristics of the proposed project.

Application forms and certifications. The applicant shall complete and submit such application forms and certifications as prescribed by the Borough for submission with the final plan application.

Maintenance of development improvements. The developer shall provide a proposed plan for the succession of ownership and continued operation and maintenance of all development improvements, amenities, and common use or open space areas in accord with Article V. The Borough Council shall determine the adequacy of the plan and shall require any additional assurance to provide for proper operation and maintenance.

Plans for minor subdivision shall be prepared by a qualified professional (see definition in Article II), as applicable, and required by state law and shall be submitted pursuant to the following:

Drafting standards.

The plan shall be clearly and legibly drawn at a scale of one inch equals 10 feet, 20 feet, 30 feet, 40 feet, 50 feet or 60 feet.

Dimensions shall be in feet and hundredths of feet; bearings shall be in degrees, minutes, and seconds for the boundary of the entire tract; and dimensions in feet for lot lines.

The surveyor shall certify on the plan that the map or plat, and the survey on which it is based, were made in accord with current accepted Pennsylvania practice, and the date which the field work was completed.

The sheet size shall be no larger than 24 inches by 36 inches. If the plan is prepared in two or more sections, a key map showing the location of the sections shall be placed on each sheet. If more than one sheet is necessary, each sheet shall be the same size and numbered to show the relationship to the total number of sheets in the plan (e.g., sheet 1 of 5), and a key diagram showing the relative location of the several sections shall be drawn on each sheet.

Plans shall be legible in every detail.

Minor subdivision plan information.

Name of subdivision.

Name and address of the owner of record (if a corporation, give name of each officer), and a notarized certificate of ownership and acknowledgment of the plan per § 390-34A.

Name and address of developer, if different from landowner (if a corporation, give name of each officer).

Name, address, license number, seal, and signature of the qualified professional (see definition in Article II) responsible for the preparation of the subdivision plan.

Date, including the month, day, and year that the final plan for the minor subdivision was completed and the month, day, and year of each plan revision, along with a description of the revision.

The deed reference, parcel identification number and tax assessment number for each involved parcel.

North arrow (true or magnetic).

Graphic scale and written scale.

Lots numbered in consecutive order, along with lots previously subdivided from the parcel.

A plat of the area proposed to be subdivided, including the tract boundaries, if appropriate, street lines and names, lot lines, rights-of-way, or easements (existing and/or proposed, if any).

Sufficient data, acceptable to the Borough, to determine readily the location, bearing and length of every boundary, street, or lot line. All dimensions shall be shown in feet and hundredths of a foot. All bearings shall be shown to the nearest one second of the arc.

The area of each lot or parcel shall be shown within each lot or parcel, and the area of each shown in the nearest 1/100th of an acre or nearest square foot.

Reference monuments and/or lot markers shall be shown on the plan and shall be placed as required by § 390-52.

The locations of any existing buildings and significant improvements, including access drives and driveways, located on the tract being subdivided to demonstrate compliance with setback requirements.

The proposed building setback lines for each lot, or the proposed placement of each building.

(16)

The name and/or number and pavement width and right-of-way lines of all existing public streets and the name, location and pavement width and right-of-way lines of all other roads within or abutting the property.

(17)

Names of adjoining property owners, including those across adjacent roads, and the names of all adjoining subdivisions, including those across adjacent roads with the deed book volume and page number where each property and/or subdivision is recorded, along with the property identification number for each property shown.

(18)

Water courses, lakes, streams, ponds with names, rock outcrops and stone fields, location of existing tree masses and other significant features, constructed or natural, including utilities, wells and sewage systems.

(19)

Wetlands.

(20)

A clear sight triangle shall be clearly shown for all street intersections.

(21)

Site data, including total acreage, number of lots, existing zoning district and property identification number.

(22)

Contour lines at an interval of not greater than two feet as superimposed from the latest U.S.G.S. quadrangle or from a field survey. A minimum of two contour lines are required to show direction and the amount of slope.

(23)

Location of all flood hazard areas as shown on the most recent FIA/FEMA mapping.

(24)

The location and extent of various soil types by NRCS classification for each type.

(25)

The location of any soil test pits and/or percolation tests. The logs of the test pit evaluations and the results of the percolation tests shall accompany the plan.

(26)

Any existing or proposed areas of wells and subsurface sewage disposal fields when on-site disposal is proposed.

(27)

A key map for locating the property being subdivided.

(28)

(29)

A title block on the lower right corner.

(30)

The following items and notes shall be on all final plans, when applicable, in the form of protective and/or restrictive covenants:

Building setbacks.

Corner lot easements for clear sight triangles.

Corner lot driveway locations.

Utility and drainage easements, including ownership and maintenance responsibility.

General notes. The following general notes shall be included on all minor plans, if applicable:

"All lots shown on this plan are subject to the rules and regulations contained in the Jim Thorpe Borough Zoning Ordinance."

A "lot consolidation or lot line adjustment" proposal. "Lot/parcel _____ shall be joined to and become an inseparable part of lot/parcel _____ as recorded in Deed Book Volume _____, Page _____ and cannot be subdivided, conveyed or sold separately or apart there from without prior Borough approval."

On-site subsurface sewage disposal or an on-site well is proposed.

"This approval in no way certifies or guarantees the suitability of any lot for the installation of a subsurface sewage disposal system. The PA DEP planning conducted as part of the subdivision plan approval process is for general suitability only; and a sewage permit will be required prior to the issuance of any building permit."

"Individual owners of lots must apply to the Borough for a sewage permit prior to the construction of any on-lot sewage disposal system."

"Wells and sewage disposal systems shall be constructed in accord with the current standards of the Pennsylvania Department of Environmental Protection and Jim Thorpe Borough."

"In granting this approval the Borough has not certified or guaranteed the feasibility of the installation of any type of well or sewage disposal system on any individual lot shown on this plan."

When common land and/or facilities are involved. "Common open land, common recreation land, common facilities and development improvements shall not be sold separately or be further subdivided or developed, nor shall such land be used for density for any other development."

When existing easements are not specifically delineated. "The approval of this plan by the Borough Council of Jim Thorpe Borough does not have the effect of altering, redefining or extinguishing any easements of record existing on, under or over the property".

Supporting documents and information.

The required sewage facilities planning modules, along with the site investigation reports.

If connection to a central sewage system is proposed, documentation from the system owner that service will be provided, and that the applicant has complied with all system owner requirements.

If connection to a central water system is proposed, a letter from the water company or authority stating that the said company or authority will supply the development, including a verification of the adequacy of service, and documentation that the applicant has complied with all water company requirements.

§ 390-31 Plan requirements for lot consolidation/reverse subdivisions and lot line adjustment subdivisions.

Typical cross-sections for any private access street of a design adequate for anticipated traffic, along with center-line profiles and vertical curve data.

Additional information. The Planning Commission or the Borough Council shall request any other necessary information based on the specific characteristics of the proposed project.

Application forms and certifications. The applicant shall complete and submit such application forms and certifications as prescribed by the Borough for submission with the minor subdivision application.

Lot consolidation/reverse subdivisions. A new map shall not generally be required for lot consolidation/reverse subdivisions which involve the combination of contiguous lots of record which are shown on a map on file at the office of the Carbon County Recorder of Deeds and which do not involve the creation of any new lot lines. (See § 390-23A for requirements.)

Lot line adjustments. The plan requirements in § 390-30 for minor subdivisions shall also apply to lot line adjustments (i.e., not the combination of lots shown on a map on file with the Carbon County Recorder of Deeds). In addition, copies of the deeds prepared for recording shall be provided, and said deeds shall execute the lot line adjustments on the approved plans and shall be recorded along with the approved plans. (See also § 390-23B.)

§ 390-32 (Reserved)

§ 390-33 Requirements for as-built plans.

The applicant shall provide to the Borough plans certified by the applicant's engineer showing all improvements as installed. Failure of the applicant to provide the as-built plans shall constitute a violation of this chapter and shall be subject to all the enforcement proceedings contained in this chapter and may result in rescission of approval. The as-built plan shall accurately depict the final constructed development indicating which improvements have been installed in accord with the approved plans and detailing any changes as approved by the Borough.

Submission; failure to submit.

Three legible paper prints of the As-Built Plans, and one digital copy with the Plans in a format approved by the Borough shall simultaneously be submitted to the Borough and one of each to the Borough Engineer.

The Borough may withhold the release of any performance guarantee and may refuse to issue zoning and building permits if any required as-built plan is not submitted in accord with this § 390-33.

Format.

The As-Built Plans shall be generated using the approved plans (as revised through construction) with the plan/design figures struck through with a single line and the as-constructed measurement annotated immediately adjacent.

All deviations from approved plan data shall be documented by field measurement by a registered land surveyor, licensed in good standing to practice surveying in the Commonwealth of Pennsylvania.

Water and sewer. Water and sewer As-Built Plans shall be coordinated with any governing authorities.

Plan information. The following information shall be shown on the as-built plans. Deviations from the approved plans shall be subject to a request from the Borough Engineer for calculations sealed by the applicable qualified professional (see definition in Article II) which document that the as-constructed condition does not violate the original intent by decreasing flow capacity or a safety standard below the criteria set by this chapter.

Storm sewer, including revised topography for basin/BMPs (if needed), basin/BMP berm height and width, outlet structure elevations, emergency spillway elevation and length, basin/BMP volume calculations, storm pipes and inlets (including pipe size, slope, inverts, grate elevations), and location of all BMPs, including snouts, bottomless inlets, depressed landscape islands, infiltration trenches, porous pavement, etc.

Deviations in grade on gravity dependent improvements (e.g., ditches and pipes) to verify that the installed flow capacity meets or exceeds the design capacity.

Light pole locations.

Sidewalk locations.

Road and traffic signs.

Road elevations, layout, and striping, and if intersections have been revised significantly, sight distance. Finished roadway improvements shall be measured at cross section intervals matching the design stations and shall include information across the entire improved section from tie slope to tie slope to document that the design ditch, shoulder, and roadway sections have been met.

Parking spaces, including handicapped spaces and access points.

Retaining wall locations and elevations.

Where permanent monuments have been set for right of way or tract boundary, the four-decimal state plane coordinates, and two-decimal elevation of the center of the monument.

Building locations with tie distances to property lines.

Any improvement where setbacks from property lines to critical points (building corners, etc) have been shown on the approved plans.

Utility location in association with easements (i.e., is the utility centered on the easement, etc.).

Field changes not otherwise required by this Section.

Cross section plots for any or all stations of the project may be required at the discretion of the Engineer.

§ 390-34 Requirements for plans to be recorded.

Other information as deemed necessary by the Borough Engineer depending on site conditions.

In addition to all other requirements, each final plan approved for recording shall comply with this § 390-34.

Requirements. The following information shall appear on the Record Plan, in addition to the other information required by this chapter:

The seal of the licensed engineer and/or licensed surveyor who prepared the Plan.

The corporation seal if the subdivider is a corporation.

The seal of a notary public or other qualified officer acknowledging owner's statement of intent.

A statement to the effect that the applicant is the owner of the land proposed to be subdivided and that the subdivision or land development shown on the final plan is made with his or their free consent and that it is desired to record the same.

An acknowledgment of said statement before an officer authorized to take acknowledgments.

The following original signatures shall be placed directly on the plan in black ink:

The signature of the owner or owners of the land. If the owner of the land is a corporation, the signatures of the president and secretary of the corporation shall appear.

The signature of the notary public or other qualified officer, acknowledging the owner's statement of intent.

The signatures of the licensed engineer or licensed surveyor who prepared the plan.

The signatures of the Chairman and Secretary of the Planning Commission.

Proof of review by the Carbon County Planning Commission.

The signatures of the President and the Secretary of the Borough Council.

Effect of recording.

Official map. After a subdivision or land development has been duly recorded, the streets, parks, and other public improvements shown thereon shall be considered a part of the Official Map of the Borough.