City of Easton, PA
Northampton County
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Table of Contents
Table of Contents
Prior to the formal submission of subdivision and/or land development plans to the Planning Commission, each subdivider or land developer shall present the following information for preliminary review of the Planning Commission:
A subdivision location map, which includes the existing and proposed street system.
A drawing of sufficient scale to delineate the proposed tract boundary lines, and showing bearings and distances, ground elevations and total tract size.
Site data, which shall show all proposed uses, both public and private, for the development of the property, including parking, building size, use and lot coverage, applicable Chapter 595 Zoning requirements, and neighboring land uses.
[Amended 5-9-2018 by Ord. No. 5635]
In order to determine the impact of the proposed subdivision and/or development on the City and on nearby municipalities, an analysis of its potential effects upon such facilities as schools, libraries, parks, fire and police services, utilities, roadway systems, and other City services, including solid waste, shall be required in accordance with Article V, Impact Assessment and Mitigation. A comparison of the costs to the City versus the revenues to the City generated by the proposal shall be included. The impact analysis should be supported by current data, including market analysis data and traffic study data, and such other data as may be required by the Planning Commission. At the discretion of the Planning Commission, minor subdivision proposals and proposals for development of land cleared by means of the urban renewal process or its successor may be relieved of responsibility for submission of impact analysis.
Land suitability report as set forth in § 520-20. All proposals for subdivision development, building or structures in the Flood Hazard Overlay Districts per Chapter 595, Article XXV; Steep Slope District per Chapter 595, Article XXVI, or on a site of questionable stability shall be accompanied by the recommendations of a certified design professional or other relevant certified professional as approved by the City (i.e., certified geologist, wetlands scientist, etc.) to provide for protection against predictable hazards.
Each subdivider shall submit to the Planning Commission a subdivision plan which shall consist of six sets of black and white copies of the drawings and all related attachments. The plan drawings shall have a horizontal scale of not more than 100 feet to the inch and a vertical scale of not more than 40 feet to the inch; an overall sheet size of approximately 24 inches by 36 inches. Each sheet shall contain a key map and be numbered to show its relation to the entire set. For large subdivisions, the plans may be submitted for approval in contiguous sections.
The plans shall show the following information:
Primary control points and datum: to which all dimensions, angles, bearings, elevations and similar data are referred.
Monuments and markers: location and description.
Lines, dimensions, bearings or deflection angles, radii, arcs, central angles: tract boundaries, rights-of-way, easements, lots, other sites, and curves with dimensions in feet and hundredths of feet and angles in degrees and minutes.
Existing streets on and adjacent to the tracts: name, right-of-way width, and location; type, width and elevation of surfacing; any legally established center-line elevations; and walks, curbs, gutters, culverts, crossovers and driveways.
Proposed streets: names, locations, right-of-way and roadway widths, grades and gradients, cross sections, profiles, crossovers, driveways, and similar data for alleys, if any, and design of bridges and culverts, if any.
Other right-of-way or easements (existing and proposed): location, width and purpose, including street extensions as are necessary to provide adequate street connections to adjacent land.
Utilities on and adjacent to the tract (existing): location, size and invert elevation of sanitary, storm and combined sewers, location and size of water mains, location of gas and pipe lines, fire hydrants, electric and telephone poles, and streetlights; and, if water mains and sewers are not on or adjacent to the tract, the direction and distance to and size of nearest lines, including invert elevation of sewers.
Utilities (proposed): construction plans and specifications showing actual locations, cross sections and profiles, including inlets, manholes and culverts and, where solar energy systems are proposed, plans for design and construction demonstrating compliance with Article XLI.[1]
[Amended 1-23-2013 by Ord. No. 5387]
Editor's Note: See Ch. 595, Part 7, Art. XLI.
Electric, telephone and other utility facilities shall be installed underground except for those portions of a solar energy system, including solar collector, which are required to be installed above the ground to provide a functioning system. Letters from appropriate utility companies confirming that the subdivider has entered into agreements to provide for underground installation in accordance with the subdivision plan and Public Utility Commission Investigation Docket 99, as amended from time to time, shall be submitted to the Planning Commission in support of the proposed utility plan, and no plan submission shall be considered complete without such letters.
[Amended 1-23-2013 by Ord. No. 5387]
Ground elevations on the tract (existing and proposed): (based on USGS datum or one approved by the City Engineer) for land that slopes less than 2%, spot elevations at all breaks in grade, along all drainage channels or swales, and at selected points not more than 100 feet apart in all directions; and for land that slopes more than 2%, contours with an interval of not more than two feet.
Subsurface conditions on the tract: (if required by the Commission) location and results of tests made to ascertain subsurface soil, rock and groundwater conditions; depth to groundwater unless test pits are dry at a depth of five feet; and location and results of any soil percolation tests.
Other conditions on the tract: watercourses, marshes, rock outcrops, wooded areas, isolated preservable trees six inches or more in diameter, houses, barns, shacks and other structures and significant features.
Other conditions on adjacent land: approximate direction and gradient of ground slope, including any embankments or retaining walls; character and location of buildings, railroads, power lines, towers and other nearby nonresidential land uses or adverse influences; owners of adjacent unplatted land; and for adjacent platted land, refer to subdivision plat by name, recordation date and number and show approximate percent built up, typical lot size, and dwelling type.
Zoning district boundaries: on or within 300 feet of the tract.
Public improvements: highway or other major improvements existing or planned by public authorities for future construction on or near the tract.
Location map: including proposed street system of any adjoining land owned by the subdivider or land developer.
Lots: numbers, block numbers and size of each lot in square feet or acreage.
Sites: for multiple dwellings, common open space(s), public open space(s), cemeteries, shopping centers, churches, industry or other nonpublic uses exclusive of single-family detached dwellings.
Sites: reserved or to be dedicated for parks, playgrounds or other public uses.
Minimum building lines: lots and other sites.
Site data: including number of residential lots, typical lot size and acres in parks.
Staging: proposed staging or phasing boundaries, and all proposed construction and associated public utilities and infrastructure for each proposed phase.
Deed restrictions: existing and proposed, and those to be placed on each lot sold or transferred.
Title and certificates: present tract designation according to official records of the Recorder, political subdivision in which subdivision is located, title under which proposed subdivision is to be recorded, names and addresses of owner and subdivider and/or land developer, notarized affidavit of owner approving plan, notation stating acreage, scale, North arrow, datum, bench marks, certification and seal of professional engineer or land surveyor, and date of survey.
Approved certificates: place for signature and approval of City Engineer; place for signature of the Chairman and Secretary of the Commission, resolution number and date of approval.
Upon acceptance of a complete application, together with all required fees and escrow deposits, the Zoning Officer shall transmit the requisite number of copies of the plans and other required materials to the Planning Commission and the Engineer. In addition, copies shall be transmitted to:
Lehigh Valley Regional Planning Commission for review for consistency with regional policies and plans. Any costs for such review shall be paid by the applicant.
Northampton County Soil and Water Conservation District, at the discretion of the City where it deems such consultation advisable, for review of matters relating to drainage and abatement of soil erosion. Any costs for such review shall be paid by the applicant.
Such additional persons or agencies as the City and/or Planning Commission shall determine.
Streets, parks and other public improvements shown on a subdivision plan to be recorded, may be offered for dedication to the City by formal notation thereof on the plan, or the landowner may note on the plan that such improvements have not been offered for dedication to the City.
City Council shall receive the written recommendation of the Planning Commission concerning acceptance of proposed dedication(s) associated with a subdivision and/or land development plan. Council shall have the right of acceptance or rejection of proposed dedication(s) upon recommendation by the Planning Commission.
The subdivision plan as set forth in § 520-37 shall be accompanied by the following supporting data and information, which data and information shall be considered part of the subdivision and/or land development plan and prerequisite to plan approval:
A completed and executed copy of the subdivision and/or land development improvements construction agreement as agreed upon by the subdivider and/or land developer and the Planning Commission and Council, and which specifies, among other things, a completion date for installation of improvements by the subdivider and/or land developer.
A performance guarantee in the amount of 110% of the cost of all required improvements as set forth herein and as estimated by the City Engineer with Planning Commission concurrence. The performance guarantee shall be in a form and with surety approved by the City Solicitor guaranteeing the construction and installation of all such improvements within a stated period, which shall not be longer than two years from the date of final subdivision and/or land development approval.
A maintenance guarantee in an amount of not less than 110% of the City Engineer's estimate of the cost of all required improvements, as determined per Subsection B hereof, guaranteeing that the developer shall maintain all such improvements in good condition for a period of one year after completion of construction and installation of all such improvements and approval of all such improvements by the City Engineer and acceptance of all such improvements by Council.
Plan or plans showing location and development proposals for all common open space, recreation and/or community facility areas appearing on the subdivision plan.
Soil erosion and sedimentation control plan prepared in accordance with the requirements of the Pennsylvania Department of Environmental Protection and approved by the appropriate state agent.
Approved copies of all required permits and approvals, including complete sets of documents, plans, forms, modules, etc. submitted in application for such permits or approvals and any and all revisions, amendments or conditions required or established by any agency or department of the United States, commonwealth or county in connection with the issuance of any permit.
In the case of plans which call for development in stages, a certified schedule showing the time within which applications for final approval of each stage are intended to be filed and the proposed land use, number and type of dwelling units and residential density and circulation plan for each stage.
Easement agreements and plans describing the purpose and showing the exact boundaries of the easement (dimension and bearings). All agreements and plans shall be approved and signed by the grantor and grantee.