The plan requirements and application procedure shall be followed by
subdividers as set forth herein.
Previous to the filing of an application for conditional approval of
a preliminary subdivision plan, the subdivider shall submit the following
plans and data to the Commission:
A. General information: written description of existing
covenants, land characteristics, community facilities and utilities, the number
of lots and sizes, price range, business areas, playgrounds and proposed protective
covenants, utilities and street improvements.
B. Location map. Map shall show relationship of the proposed
subdivision to existing community facilities which serve or influence it and
shall include development name, location, title, scale, North arrow and date.
C. Sketch plan. Sketch plan on a topographic map shall show
in simple form the proposed layout of streets, lots and other features in
relation to existing conditions and may be drawn freehand. The plan shall
include all topographic data the Commission deems necessary for its consideration
of the plan.
After review and discussion with the subdivider, the Commission shall
indicate the suitability of the plan for development into preliminary plans.
[Amended 12-27-1974 by Ord.
No. 720]
A. Application. On reaching conclusions as recommended in
the preapplication regarding the general program and objectives, the subdivider
shall prepare and submit to the Secretary of the Commission, at least 10 days
prior to the regular monthly meeting of the Commission, two copies of the
preliminary plans of the total land to be ultimately developed for review
by the Commission according to the requirements and standards contained herein.
B. Commission review. The Commission shall review the plan
submitted covering the requirements of these subdivision regulations point
by point, and shall consult with the Engineer and officials of any other department
or authority concerned.
C. Planning Commission action. The Commission shall notify
the subdivider of the scheduled place, time, date, and agenda of the meeting
at which the subdivision is to be reviewed. The Commission shall act on the
preliminary plan, stating its approval, conditional approval, or disapproval,
giving reasons for each, and rendering such decision to the applicant in person
or by mail within five days following such decision. The Commission may also
authorize in writing submission of a final plan for approval. The said decision
must be reached and communicated to the applicant in not more than 90 days
of the applicant's filing.
D. Nature of approval. Approval of a preliminary plan shall
not constitute approval of a final plan, but rather an expression of approval
of the layout submitted on the preliminary plan as a guide to the preparation
of the final plan.
E. Disposition of plans. The Commission shall retain one
copy of the preliminary plan and return the other to the subdivider.
Preliminary plans and data shall include, but not be limited to, the
following:
A. The preliminary plan shall be drawn at a scale of one
inch equals 100 feet or greater.
B. The plan shall show or be accompanied by the following:
(1) Material required in the preapplication;
(2) Title to include:
(a) Name by which the subdivision will be recorded;
(b) Location by Borough, county and state;
(c) Name(s) and address(es) of the owner(s);
(d) Name of engineer or surveyor who surveyed the property
and prepared the plan;
(e) North arrow, date and graphic scale.
(3) Tract boundaries with bearings, distances and area in
acres to the nearest hundredths of an acre;
(4) Existing easements with their location and dimensions;
(5) Tract closures and block closures with an allowable error
of 1:25,000;
(6) Contour lines at vertical interval of five feet, or in
the case of relatively flat tracts, at such intervals as the Commission deems
necessary for study of the tract;
(7) Datum to which contour lines refer;
(8) The location of benchmarks used in the survey;
(9) Existing physical features to include:
(a) Watercourses, culverts, bridges and drains;
(b) Buildings, sewers, water mains and fire hydrants;
(c) Streets and alleys on or adjacent to the tract, including
their names, right-of-way widths and cartway widths.
(10) Proposed improvements, which shall include:
(a) Location, name and right-of-way widths of all proposed
streets, alleys and cartways;
(b) Sidewalks and crosswalks;
(c) All easements and other rights-of-way;
(d) Lot lines with bearings and dimensions;
(f) Reservations of grounds for public or semipublic use;
(g) General drainage plan for stormwater in relation to natural
channels;
(h) A plan of the proposed water distribution system or a
plan showing the location of individual wells, including the sizes of water
pipes and the location of valves and fire hydrants;
(i) A plan of the proposed sanitary and storm sewer system,
including manhole locations, invert elevations and grades and sizes of lines,
or a plan (where applicable) showing the proposed location of on-lot sewage
disposal facilities;
(j) Proposed land uses of the improvement.
(11) The following additional data shall be submitted upon
request by the Commission:
(a) Names of abutting property owners;
(b) Subsurface conditions of the tract;
(c) Profiles showing existing and proposed center-line street
grades;
(d) Typical cross-section of roadways and sidewalks.
[Amended 12-27-1974 by Ord.
No. 720]
A. Application to Commission.
(1) When filing an application for examination of final plan
after approval of the preliminary plan, the subdivider shall submit to the
Commission's Secretary, at least 10 days prior to a regular meeting of the
Commission, four copies of all plans and other information.
(2) All final plans and other exhibits required for approval
shall be submitted to the Commission within six months after approval of the
preliminary plan. Otherwise, such approval shall become null and void unless
an extension of time is applied for and granted by the Commission.
B. Planning Commission review. The Commission shall notify
the subdivider of the scheduled place, date, time, and agenda of the meeting
at which the subdivision is to be considered, and shall notify by general
publication or otherwise any person or governmental unit having a probable
interest in the proposed plat. Approved final plans shall bear the signature
of the Chairman and the Secretary of the Commission to a certified statement
that all plan procedure requirements have been met. Reasons for disapproval
of final plans shall be set forth in the Commission's records, and the subdivider
provided with a copy. This decision must be rendered to the subdivider in
person or by mail within five days following such decision, and the entire
period of time taken to reach and communicate such decision to the subdivider
shall not exceed 90 days of the applicant's filing.
C. Commission action. Following review by the Commission,
all final plans shall be submitted by the Commission to the Borough Secretary-Treasurer.
D. Application fee. At the time of filing the application
and plans, the subdivider shall pay to the Borough Secretary-Treasurer for
use by the Borough a fee to defray the cost of processing such plans and drafting
same on the official map of the Borough. The fee shall be determined in accordance
with a schedule of fees as adopted by the Borough Council concerned with the
appropriate processing of new subdivisions.
E. Action of the Council. Council shall review the final
plan for recording and shall indicate approval, conditional approval or disapproval.
Approved final plans for recording shall bear the signatures of the President
and Secretary of Council to a certified statement that all plan procedure
requirements have been met.
F. Disposition of plans. One copy of all final plans submitted for approval shall be retained by the Commission, one copy by Council, one copy to be filed by the subdivider according to Article
VI, §
198-41, and the fourth copy shall be returned to the subdivider. The copy retained by the Commission shall be an approved duplicate linen.
For any subdivision requiring approval, the final plan submitted:
A. Shall be drawn on tracing cloth and shall be on sheets
in multiples of 17 inches by 22 inches with a border of 1/2 inch on all sides
except the binding edge which shall be one inch. More than one sheet may be
used for larger tracts and all sheets must be indexed. The subdivider may
submit to the Planning Commission cloth Mylar duplicates of original tracings,
or similar cloth duplicates may be substituted. The substitution of cloth
duplicates in lieu of hand-drawn originals on tracing cloth may be accepted
at the discretion of the Planning Commission.
B. Shall be drawn with waterproof black ink and all records,
data, entries, statements, etc., thereon shall also be made with the same
type of ink or reproducible typing.
C. Shall be drawn in a scale of one inch equals 100 feet
or larger.
D. Shall contain a title block in the lower right corner
with the following:
(1) Name under which the subdivision is to be recorded.
(2) Date of plan, graphic scale and location of subdivision.
(4) Name and address of the engineer or the surveyor preparing
the plan.
E. All final plans submitted shall be drawn according to
the following drafting instructions:
(1) Outside of subdivision:
(a) Streets and other rights-of-way by medium solid lines.
(b) Property lines of adjacent subdivisions by medium dashed
and two dotted lines.
(c) Lot lines by light dotted lines.
(d) Restriction lines, easements and other reserved areas
by light dashed lines.
(2) Within subdivision:
(a) Streets or rights-of-way by heavy solid lines.
(b) Tract boundary by heavy dashed and two dotted lines.
(c) Lot lines by medium solid lines.
(d) Restriction lines by medium dashed lines.
(e) Easements and other reserved areas by light dotted lines.
F. The final plan shall show:
(1) Primary control points approved by the Engineer, or description
and ties to which all dimensions, angles, bearings, and similar data shall
be referred.
(2) Tract boundary lines, street rights-of-way, easements
and other reserved areas and property lines of residential lots with accurate
dimensions sufficient to define the location of each item.
(3) Name and right-of-way width of each street.
(4) Purpose of all easements.
(5) Number to identify each lot or site.
(6) Purpose for which sites other than residential are to
be dedicated.
(7) Building line on all lots and sites.
(8) Location and description of all monuments used in survey.
(9) Names of record owners of adjoining unplotted land.
(10) Certification of surveyor or engineer as to the accuracy
of survey and plat.
(11) Statement by the owner dedicating streets, rights-of-way
and sites to the Borough for public use.
(12) Protective covenants, if any, in form suitable for recording.
(13) Such other certificates, affidavits, endorsements or
dedications as may be required in the enforcement of these standards.
The combination or recombination of lots or portions of previously plotted
lots, when the resultant lots are increased in street frontage and total area
size, that reaches or exceeds the standards of these subdivision regulations,
and the street pattern is in conformity to the Borough Comprehensive Plan,
and when no public utility extensions are necessary, the procedure and regulations
heretofore described shall be followed except as they may be modified on application
to the Planning Commission.