All sketch, preliminary and final plans submitted for approval or review shall meet the requirements outlined in the following sections.
All plans submitted shall comply with the following:
They shall contain:
Name of record owner.
Name at subdivider or developer if different than owner.
Name of proposed subdivision.
Name of municipality(ies) in which subdivision is located.
Municipal boundary lines if appropriate.
Proposed and existing street and lot layout.
Date of plans and revision date(s).
Name at architect, registered engineer or surveyor responsible for plan including seal and signature.
Names of owners or subdividers of all adjoining properties.
All existing wetlands, watercourses, streams, ponds, lakes and natural or man-made drainage patterns or improvements.
All natural features on the site.
Existing development, including streets and buildings within 500 feet of the proposed subdivision or land development.
Soil survey from an on-site field investigation or from the Monroe County survey maps.
Location of test pits and data showing pass or fail.
Location of all public or private utility easements.
A statement of responsibility for use ownership, maintenance and improvements of any common driveways or private road shall be noted on the plan to be recorded.
A statement of ownership, signed, dated and notarized and consent from the owners to submit plans for Township approval.
A surveyor's certification of accuracy which is signed, dated and sealed.
Current or proposed use(s) of the property including hours of operation.
The type, location and size of the existing sewage system, or type of sewage system proposed.
The number of current or prospective individuals using the sewage system, and it shall be updated on an annual basis.
If an existing driveway, a copy of a PennDOT or Township highway/encroachment occupancy permit.
A lighting plan showing the location and details of the proposed or existing lighting arrangement for commercial and industrial uses.
If requested, a report relating to the health and safety issues on/and near the site including details or studies related to noise, fumes, traffic or odor emanating by reason of the proposed use. In other words, an environmental impact study.
They shall be:
Eight clear legible, blue and white prints.
On sheets 18 inches by 24 inches by 26 inches by 48 inches (on as many sheets as necessary), or on sheets 24 inches by 36 inches: Monroe County will not accept map sizes exceeding 24 inches by 36 inches.
Free of any data or graphics along the edges of each sheet to provide a border of at least two inches along one short edge, either the top or the left side, and a border of at least one inch along the remaining three sides.
Drawn to scale, not more than 1,000 feet equals one inch, except:
Where more than 1/2 the total number of lots shown on the plan have an area of 50 acres or less, the scale shall be not more than 400 feet equals one inch.
Where more than 1/2 the total number of lots shown on the plan have an area of 10 acres or less, the scale shall be not more than 200 feet equals one inch.
Where more than 1/2 the total number of lots shown on the plan have an area of two acres or less, the scale shall not be more than 100 feet equals one inch.
At least three Mylars for all final plans.
Notwithstanding any other provision of this article, any plan required to be submitted by this article shall also include a copy on computer readable media in either auto-cad R-14, auto-cad 2000, TIFF image format or ESRI Arc Infro\arcview, with all required media containing Pennsylvania State Plane N, NAD 83 Coordinates, or such other electronic, digital or computer readable media or format as designated from time to time by resolution duly enacted by the Board of Supervisors.
[Added 10-14-2003 by Ord. No. 444; amended 11-10-2003 by Res. No. 2003-025]
A subdivision or land development sketch plan may be submitted by the developer as a basis for informal discussion with the Planning Commission. A sketch plan is for general guidance to the developer.
Data furnished in a sketch plan shall include the following information in addition to that required in § 135-15:
Swampy areas, wetlands, springs and areas subject to annual flooding and all other natural features.
Areas of rock outcropping and stone fields or fences.
Areas of historic preservation or interest.
Other significant topographical and physical features.
The use to which various areas will be put (e.g. residential, commercial, industrial, recreation).
A subdivision sketch plan must be to scale but precise dimensions are not required.
A sketch to an appropriate scale, on one street, shall be submitted covering the entire tract within which the subdivision/land development is situated; showing road extensions, if applicable, can be provided through the remainder of the tracts and also considering factors listed in § 135-16B.
The sketch plan shall include the zone in which the property is located.
The preliminary plan shall show or be accompanied by the following information:
Total acreage of the tract, subdivision and land development.
Number of lots proposed.
Length of new street proposed.
Type of water supply and sewage disposal facilities proposed, i.e., on-lot, community or central.
Zoning requirements including applicable district, lot size and yard requirements and proof of any variance or special exception which may have been granted by the Zoning Hearing Board. All methods must be shown on the plan.
A location map for the purpose of locating the site to be subdivided at a scale of not less than 2,000 feet to the inch showing the relation of the tract to adjoining properties and to all streets, roads and municipal boundaries existing within 4,000 feet of any part of the property proposed to be subdivided. (The latest, current, appropriate USGS Quadrangle Map may be used as a base even though these may be older than the above scale, which would satisfy § 135-17).
Contours at vertical intervals are at most five feet.
Tract boundaries showing bearings and distances.
All contours and elevation points within the subdivision tract shall be established and run direct from US coast and geodetic bench marks with said datum fixed on permanent monuments in the subdivision. The preliminary and final plans shall contain a full and complete description of all such bench marks and their elevations above mean sea level. In the event US coast and geodetic bench marks are not readily available, a beginning bench mark will be established from USGC Map Quadrangles and noted on the plan.
The locations and dimension of any street or easements which abut the land to be subdivided or are within the subdivision or land development.
All existing tree masses and other significant natural features, such as rock outcrops, springs, wetlands, swampy areas and areas subject to annual flooding. All natural features should be preserved wherever possible.
All existing buildings, sewer systems, bridges, petroleum or petroleum-product lines, gas lines and other significant man-made features or improvements within 500 feet of the tract.
All existing streets. intersections or driveways, adjacent to or within, 500 feet of any part of the tract, including name, right-of-way width and cartway width.
All existing property lines, easements and rights-of-way that have been established and all existing and proposed driveway entrances and exits.
The location and width of any streets, pedestrian paths, or other public ways or places that exist or are shown upon an adopted Township or county plan, if such exists for the area to be subdivided.
The full plan of the subdivision or development, showing the location and width of all proposed streets, roads, alleys, utility rights-of-way and easements, parks, playgrounds, lakes, ponds, wetlands, or other bodies of water, and other proposed buildings and areas; suggested street names; proposed lot lines and approximate dimensions of lots: lot numbers in consecutive order; driveway access areas on corner lots where proposed; proposed minimum setback lines; and all streets, drainage facilities and other areas designed for appurtenant facilities, public use, or proposed to be dedicated, or reserved for future public use, together with the conditions for such dedications or reservations,
A plan for surface drainage of the tract to be subdivided to include all natural draining areas existing or proposed watercourses, lakes, wetlands, areas subject to periodic flooding, the location and results of percolation tests required by § 135-37C natural or historic features, rock outcroppings, stone fields and environmental habitats of any endangered species or plants. Plans for dams, lakes, or alteration of watercourse shall meet the requirements of the Bureau of Dams and Waterways, any other state or county agency. The Township Engineer shall also review and approve all drainage plans and improvements.
Typical cross-sections and other center line profiles for proposed streets as shown on the preliminary plan. These plans may be submitted as separate sheets and are part of the plans.
Preliminary designs of any bridges, culverts or drainage improvements which may be required and which shall meet the requirements of the appropriate authority or § 135-22C of this chapter. These designs may be submitted as separate sheets, and are part of the plans subject to approval.
Where the preliminary plan submitted covers only a part of the developer's or subdivider's entire holding, a sketch of the prospective future street system of the unsubmitted part shall be furnished; and the street system of the submitted part will be considered in the light of adjustments and connections with future streets in the part not submitted [not necessarily to the scale required by § 135-15B(4)].
Preliminary layout of utilities prepared in cooperation with the utility to show how service can be made. A letter should accompany the plan indicating that the utility plan has been reviewed by the various utilities companies involved and is considered feasible. All underground utilities shall show a typical design and construction detail.
Existing and proposed final contours are required by the Planning Commission to determine suitability of topography for any proposed use.
The latest, current, appropriate USGS Quadrangle Map with the boundaries of the entire tract containing the subdivision clearly outlined to approximate scale.
One original and seven copies of the appropriate planning module shall accompany the preliminary plan.
The owner/applicant shall make application to the Monroe County Conservation District regarding soil and erosion, PennDOT for a highway occupancy permit and any other permits that are required by Pennsylvania state law.
A statement on the plan indicating that "on ______ (date) the Monroe County Planning Commission has viewed the subdivision/land development plan."
The original of the subdivision plan submitted for final approval and subsequent recording shall be clear and legible, reproducible Mylar or comparable quality sheets. If the final plan is drawn in two or more sections or phases, it shall be accompanied by a key map showing the location of several sections of phases. The owner or his/her agent shall supply the Board of Supervisors with three Mylars and eight blue and white prints of the subdivision or land development plan before all signatures have been affixed.
The final plan shall show or be accompanied by the following information:
Proposed subdivision name or identifying title: the name of the municipality(ies) within which the plan is located.
The name and address of the owner and subdivider, and the name, license number and seat of the registered professional engineer, surveyor or architect.
Scale, date, north point, and graphic scale.
Total acreage and total number of lots.
The names of adjoining subdivisions, if any, and the book and page where recorded; and the names of owners of all adjacent unplatted land.
A key map for the purpose of locating the site to be subdivided or developed at a scale of not less than 2,000 feet to one inch showing the relation of the property to adjoining property and to all streets, roads and municipal boundaries existing within 4,000 feet of any part of the property proposed to be subdivided. (The latest, current, appropriate USGS Quadrangle Map may be used as a base even though these may be at other than the above scale.)
The full plan of subdivision or development, including tract boundaries, street lines, lot lines, building lines, pedestrian ways, easements and open spaces. Any limitations of the easements shall be noted on the plan. The total acreage of recreation and/or open space shall be shown and noted.
Any existing public lands, all open spaces for which offers of dedication are included to the Township and all other areas to which title is reserved by the owner.
Sufficient data acceptable to the Township Engineer to readily determine the location, bearing and length of every boundary line (a field survey to be closed with an error not to exceed one in 5,000 and balanced), street line and lot line, and to reproduce such lines upon the ground. All dimensions shall be shown in feet or hundredths of a foot and bearings shown to 10 seconds of an arc.
Lots numbered in consecutive order and names of streets.
Permanent reference monuments shall be shown on the plan and shall be constructed in accordance with the specifications of this chapter.
For residential development, a typical lot-grading plan shall accompany the final plan and be a part of it. For all other developments, existing and final contours shall be shown.
A detailed landscaping plan shall be submitted which shows the location of street trees and the treatment of buffer strips where applicable.
A utility plan will also be submitted showing how the utilities will be installed and in accordance with existing Township regulations.
A drainage study and stormwater drainage plan with standard construction details shall accompany final plans and be a part of the recorded plans. Drainage shall comply with § 135-22.
A plan of recommended areas for locating individual wells, septic tanks and subsurface disposal areas for each lot to be subdivided or a plan of centralized water and sewer facilities. This applies to public or private water and sewer systems.
For all streets, complete street profile plans with old ground elevations and finished center line grades indicated at fifty-foot stations together with all vertical curve data shall accompany the final plan.
All construction improvement standards, such as typical road sections, typical channel sections, detention or retention basins, special designs of structures, bridges and headwalls and street index listings shall appear on the appropriate drawings.
Copies of any proposed deed restriction and protective and restrictive covenants. See § 135-20I.
All plan sheets comprising the set of final plans shall be consecutively numbered as sheet 1 of 1, or 1 of 2, or 2 of 2, etc.
The set of plans shall be neatly bound on the left or top to make the book of drawings.
Appropriate approval blocks for the Board of Supervisors and Planning Commission members of accepted type shall appear on the first sheet and title sheet of the set of plans. The Board of Supervisors and Planning Commission will sign three sets of reproducible drawings on Mylar or comparable material after the plan is approved and all conditions and financial securities have been completed.
All final plans shall include any other federal or state permits that are required for development. This included but is not limited in the state of Pennsylvania to an erosion and sedimentation plan approval from Monroe County, PennDOT permit and DEP permits. If a permit from any other county, state or federal regulatory agency, which does have jurisdiction, cannot be obtained prior to final plan approval, the Board of Supervisors may grant conditional approval of the plan pending a copy of the appropriate permit filed with the Township prior to recording the final plan.
Elevations and floor plans may be required by the Planning Commission or Board of Supervisors prior to approval of the final plans.
The Board of Supervisors and Planning Commission shall require that the final plan shall allow for the proper sequence or phasing of development of the preliminary plan by requiring that improvements be developed simultaneously with the lots they serve in order to provide adequate traffic circulation, fire protection, drainage, sewage, water or other requirements as per this chapter.