§ 395-16. Preliminary plans.

A. 

The preliminary plan shall be clearly and legibly drawn to a scale of one inch equals 20 feet or one inch equals 50 feet with all dimensions shown in feet and hundredths of a foot, except that if the average size of the proposed lots is two acres or larger, the plan may be drawn to a scale of one inch equals 100 feet.

B. 

The preliminary plan shall be made on sheets no smaller than 18 inches by 24 inches and no larger than 36 inches by 48 inches.

C. 

If the preliminary plan requires more than one sheet, a key diagram showing the relative location of all the sheets shall be drawn on each sheet. In addition, a match line shall be drawn on each sheet and the applicant shall indicate along each match line what sheet is adjoined at that match line.

D. 

A plan index, listing the title of each sheet included in the submission, shall be included on the plans intended for eventual recording.

E. 

The preliminary plan shall show:

(1) 

Name of the proposed subdivision or land development, which shall be other than just the name of the applicant or landowner.

(2) 

Name of the Borough.

(3) 

Plan status.

(4) 

North point.

(5) 

Graphic scale.

(6) 

Written scale.

(7) 

Date of plan, including the month, day and year that the original drawing was completed and in the case of revised drawings the month, day and year that the original drawing was revised and a description of each revision.

(8) 

Name and address of the record owner.

(9) 

Name and address of the applicant.

(10) 

Source of title to the tract.

(11) 

A copy of the deeds for the tract.

(12) 

Name, address, and seal of the engineer or surveyor responsible for the plan.

(13) 

The names of any abutting subdivisions and land developments and the book and page numbers where recorded.

(14) 

The names of the owners of any adjacent unplatted land and the book and page numbers where recorded.

(15) 

A location map for the purpose of locating the property being subdivided or developed, drawn at a scale of one inch equals 800 feet, showing the relation of the property, differentiated by tone or pattern, to adjoining property and to all roads, municipal boundaries, recorded subdivision and land development plans, and recorded but unconstructed streets within 1,000 feet of the subdivision or land development. A scale, north point and the proposed street system within the subdivision or land development shall be shown.

(16) 

Total tract boundaries of the property being subdivided or developed showing bearings and distances. The source of tract boundary data shall be given if not from field survey. If the applicant is going to retain a single parcel with an area in excess of 10 acres and that parcel will not be improved beyond its current level of improvement, that parcel may be considered residue and may be identified by deed plotting. If the retained parcel has an area of 10 acres or less, it shall be considered a lot within the subdivision and described to the accuracy requirements of this chapter.

(17) 

Total acreage of the tract.

(18) 

Zoning district lines within the subdivision or land development and zoning district designations and area, yard, and height requirements applicable to the subdivision or land development.

(19) 

Contour lines at vertical intervals of not more than two feet for land with average natural slope of 4% or less and at intervals of not more than five feet for land with average natural slope exceeding 4%. Contour lines shall be from aerial or field survey.

(20) 

Location and elevation of the datum to which contour elevations refer. Datum used shall be a known, established benchmark. Sanitary sewer manholes shall not be used as a datum base.

(21) 

All existing buildings, sanitary sewer lines, on-site sewage disposal systems, water lines, wells, fire hydrants, utility lines, storm drainage facilities, bridges, railroad tracks, and other significant man-made features within the proposed subdivision or land development and within 50 feet of the boundaries of the proposed subdivision or land development.

(22) 

All existing soils types boundaries.

(23) 

Soils characteristics for detention and retention pond areas.

(24) 

Natural drainage channels, watercourses and water bodies.

(25) 

Tree masses and isolated live trees over one foot in diameter.

(26) 

Quarries and rock outcroppings.

(27) 

Wetlands.

(28) 

Floodplains.

(a) 

One-hundred-year floodplains, including delineation of floodway and flood fringe, established by study of FEMA, with base flood elevations for the one-hundred-year storm. For those watercourses for which studies have not been performed by FEMA, calculated one-hundred-year floodplains shall be established by the applicant in accordance with Appendix IV of this chapter.

Editor's Note: Appendix IV is included at the end of this chapter.

(b) 

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.

(29) 

All existing streets and streets recorded but not constructed on or abutting the tract, including names, existing and ultimate right-of-way widths and lines, cartway widths and lines, and approximate grades.

(30) 

All existing easements and the purposes for which they have been established, deed restrictions, and covenants.

(31) 

All proposed streets, their location, suggested name, right-of-way and cartway widths and lines, center line radii of horizontal curves, intended ownership, a statement of any conditions governing their use, and classification (i.e., collector). The designation of minor, collector, and arterial streets is subject to the approval of the Borough Council. Streets to be dedicated shall be indicated. For streets which will not be dedicated, the arrangements to be made for the ownership and maintenance of those streets shall be given. In the event the preliminary plan provides for any private streets, a notation shall appear thereon acknowledging that private streets can not thereafter be dedicated as public streets unless curb and sidewalk has been constructed adjacent thereto. The preliminary plan shall also provide for the installation of curb and sidewalk adjacent to all existing and proposed public streets within the proposed subdivision or land development except where such curb and sidewalk may exist in good condition at the time the preliminary plan is filed.

(32) 

Location, width, and purpose of all proposed easements.

(33) 

Building setback lines along each street, lot line, and utility line, and all proposed structures.

(34) 

Lot lines, with approximate dimensions.

(35) 

Approximate lot areas.

(36) 

Lot numbers.

(37) 

A statement of the total number of lots and parcels.

(38) 

Intended use of lots.

(39) 

Location, size and material of all water mains, with connections to existing facilities; fire hydrants; storage tanks; and water sources.

(40) 

Location, size, material and grade of all sanitary sewers, with connections to existing facilities; pumping stations; force mains; and sewage treatment plants, with type and degree of treatment proposed and size and capacity of treatment facilities. In the event that pumping stations are proposed, information shall be submitted as to the electrical requirements, including phase, voltage and KW demand.

(41) 

Horizontal and vertical location, size, material and grade of all storm drainage facilities, with connections to existing facilities. Cross-sections shall be shown for all drainage swales. The Borough may require profiles to be shown for drainage swales.

(42) 

Location, size and proposed use of all parks, playgrounds, recreation areas, public Buildings, and other public uses. Areas to be dedicated to the Borough shall be noted. Areas to be reserved for public use but not to be dedicated shall be noted, any conditions governing such areas shall be listed, and the arrangements to be made for the ownership, administration and maintenance of these areas shall be given.

(43) 

Provisions for pedestrian and other non-vehicular circulation throughout the tract.

(44) 

Typical street cross-section drawings of each proposed street, including construction details of streets, shoulders, curbs, and sidewalks, cross-slopes of streets, shoulders, sidewalks, and planting strips, and typical location, size and depth of any underground utilities.

(45) 

Tentative profiles along the center line of each proposed street. Such profiles shall show existing and finished grades at one of the following sets of scales or any combination thereof. For streets which have an existing elevation difference of five feet or more across the width of the right-of-way, profiles of both existing right-of-way grades shall also be shown. Station numbers; length and PVI data for all vertical curves; existing and proposed sanitary sewer mains and manholes with invert elevation data; existing and proposed storm sewers, inlets, manholes and culverts with invert elevation data; and existing and proposed water mains where they cross other utilities shall be indicated:

(a) 

One inch equals 10 feet horizontal and one inch equal one foot vertical;

(b) 

One inch equals 20 feet horizontal and one inch equals two feet vertical;

(c) 

One inch equals 40 feet horizontal and one inch equals four feet vertical; or

(d) 

One inch equals 50 feet horizontal and one inch equals five feet vertical.

(46) 

A plan for the surface drainage of the tract, including stormwater runoff calculations and the proposed method of accommodating the anticipated runoff. Stormwater calculations shall be provided and drainage facilities designed in accordance with Article V and Appendix V of this chapter.

Editor's Note: Appendix V is included at the end of this chapter.

(47) 

Preliminary designs of any bridges or culverts. Such designs shall meet all applicable requirements of the Pennsylvania Department of Transportation and the Pennsylvania Department of Environmental Protection. Capacity/loading calculations shall be submitted.

(48) 

The proposed location of all townhouses and parking facilities to serve the townhouses.

(49) 

In the case of land development plans, the following additional information shall be shown:

(a) 

The location and use of all buildings.

(b) 

Location and grade of all parking areas and access drives, the size and number of parking spaces, and the width of aisles and access drives.

(c) 

The location, number, and dimensions of off street loading areas.

(d) 

Provisions for landscaping of the tract.

(e) 

Provisions for lighting of the tract.

(f) 

Provisions for traffic control.

(g) 

The location of refuse collection areas.

(h) 

A table showing extent of compliance with the area, yard, and height regulations of Chapter 450, Zoning, of the Code of the Borough of Walnutport.

(50) 

Location of school bus stop shelters or pads.

(51) 

Proposed location and type of traffic control devices.

(52) 

Areas of 15% to 25% slope and areas of over 25% slope.

(53) 

Areas of carbonate geology.

(54) 

The disposition of solid waste generated within the subdivision or land development.

(55) 

Drafts of proposed condominium declarations.

F. 

The following additional information shall be submitted with the preliminary plan:

(1) 

Land holdings and street system.

(a) 

Where a preliminary plan shows the proposed subdivision or land development of only a portion of the applicant's total property, the preliminary plan shall be accompanied by a drawing showing the entire contiguous land holdings of the applicant and indicating the area of ultimate proposed subdivision or land development.

(b) 

(This drawing shall be shown on a separate sheet from the preliminary plan.) The proposed street system for the remainder of the property proposed for ultimate subdivision or land development shall be shown so that the street system in the submitted portion can be considered in relation to future connections with the unsubmitted portion. In the case of extremely large properties, the Borough Planning Commission may delimit the area for which a prospective street system on adjacent property must be shown. The applicant shall also include a statement indicating proposed future land use for the unsubmitted portion of his property.

(2) 

A review from the Fire Chief regarding the location, number, and type of fire hydrants and the feasibility of access to, maneuvering within and providing protection to the site of fire-fighting equipment.

(3) 

In the case of a proposed revision of a FEMA-mapped floodplain, a letter of approval of such revision from FEMA.

(4) 

A traffic study when required by § 395-49A of this chapter.

(5) 

Habitats of threatened and endangered species of special concern in Pennsylvania within the tract, as established by the Pennsylvania Biological Survey and/or Pennsylvania Natural Diversity Inventory. If such habitats exist on the tract, the measures proposed to protect the habitats shall be indicated.

(6) 

All historic and archaeological resources which have been identified and/or inventoried by the Borough, the county, the Northampton County Planning Commission, and/or the Pennsylvania Historical and Museum Commission located within the tract or within 50 feet of the tract.

(7) 

Where the applicant proposes to locate a street, 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.

(8) 

A plan for the preservation of existing natural features on the site. (See § 395-49.)

(9) 

In the case of subdivision or land development plans proposed to be submitted in stages at final plan, a drawing delineating the proposed stages and indicating the order of submittal and schedule of submittal of the stages. Staging of sanitary sewer, water and storm drainage facilities and the location of any temporary street turnarounds shall also be indicated.

(10) 

Schematic architectural drawings of proposed townhouses, apartment buildings, and commercial and industrial buildings, including building orientation.

(11) 

Proposed driveway locations and evidence that the standards for driveways established in § 395-35E of this chapter can be met.

(12) 

A preliminary center line stakeout of proposed streets so that an on-site street alignment evaluation may be conducted.

(13) 

The results of soils tests at proposed street locations which shall indicate the suitability of the sites for street construction.

(14) 

Impact studies as required by § 395-49.

(15) 

Location of retaining walls, construction details, and design calculations.

(16) 

When required to submit an information form to the Pennsylvania Historical and Museum Commission (PHMC), a copy of the information form and the response of the PHMC. A copy of any site survey investigation prepared shall also be submitted along with the PHMC review of the survey report. Any plan the applicant prepares to avoid the impact on the area or, if the site cannot be avoided, mitigated impacts to the resource through data collection or information recovery at the site shall be submitted. The PHMC's comments and decision regarding the mitigation/avoidance plan shall also be submitted.

(17) 

If there is evidence of dumping of waste on the site, a preacquisition site assessment and detailed environmental screenings and site investigations as required by the Borough.

(18) 

In the case of nonresidential subdivisions and land developments, proposed electrical requirements shall be indicated. This shall include, but not be limited to, phase, voltage and KW demand.