§ 395-17. Final plans.

A. 

The final 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 final 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 final 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 final 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 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 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) 

Tract boundary lines; accuracy.

(a) 

The total tract boundary lines of the area being subdivided or developed, based on field survey, with accurate distances to hundredths of a foot and bearings to 1/4 of a minute. These boundaries shall be balanced and closed with an error or closure not to exceed one foot in 10,000 feet; provided, however, that the boundary(ies) adjoining additional unplatted land of the applicant (for example, between separately submitted final plan sections) are not required to be based upon field survey, and may be calculated.

(b) 

The proposed location and elevation (if the elevation is established) of all boundary line (perimeter) monuments shall be indicated, along with a statement of the total area of the property being subdivided or developed. The Borough Council may require perimeter monuments to be set and elevations established prior to approval of the final plan.

(c) 

The surveyor and/or engineer responsible for the plan shall certify as to the accuracy of the survey and the drawn plan in accordance with Appendix II. The certification shall not predate the latest plan revision date. Plans and surveys shall be prepared in accordance with the Professional Engineers Registration Law.

(d) 

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) 

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

(20) 

The following information if a preliminary plan was not submitted:

(a) 

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.

(b) 

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.

(c) 

All existing soils types boundaries.

(d) 

Soils characteristics for detention and retention pond areas.

(e) 

Natural drainage channels, watercourses and water bodies.

(f) 

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

(g) 

Quarries and rock outcroppings.

(h) 

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

(i) 

Areas of carbonate geology.

(21) 

Wetlands.

(22) 

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 proposed elevation of roads, building sites and public utilities in the vicinity of the floodplain shall be given.

(c) 

All plans for mobile home parks to be located within areas of the one-hundred-year flood as delineated on the Official Zoning Map of the Borough of Walnutport shall contain an evacuation plan indicating alternate vehicular access and escape routes.

(23) 

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, and cartway widths and lines.

(24) 

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

(25) 

All proposed streets, their location, suggested name, right-of-way and cartway widths and lines, center-line radii of horizontal curves, intended ownership, and a statement of any conditions governing their use. 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.

(26) 

For the cartway edges or curblines and right-of-way lines of all recorded (except those which are to be vacated) and proposed streets, and for the existing and ultimate right-of-way lines of all existing streets within or abutting the property to be subdivided, the length, in feet to the second decimal point, of all straight lines and the length of arc, radius, delta angle (in degrees, minutes, and seconds) of all curved lines.

(27) 

Location, width, and purposes of all proposed easements. Bearings and distances shall be provided for easements when not parallel to lot or street lines.

(28) 

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

(29) 

All lot lines shall be shown and shall be completely dimensioned in feet to the second decimal point, if straight, and if curved, with central angle in degrees, minutes and seconds and length of arc and radius. Lot line distances to street right-of-way lines shall be given. Bearings to 1/4 of a minute shall be shown for all lot lines and each lot shall be balanced to an accuracy of one foot in 10,000 feet. As an alternative to bearings for each lot line, angles at the intersection of all lot lines may be given.

(30) 

The area of each lot in square feet or acres, exclusive of street rights-of-way.

(31) 

Lot numbers, numbered consecutively.

(32) 

A statement of the total number of lots and parcels.

(33) 

Intended use of lots.

(34) 

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

(35) 

Location, size, material, pipe length, invert elevation and grade of all sanitary sewers, with connections to existing facilities; location and construction details of all manholes; design of pumping stations, force mains, and sewage treatment plants, with electrical requirements, type and degree of treatment proposed and size and capacity of treatment facilities.

(36) 

Location, size, material, pipe length, invert elevation and grade of all storm drainage facilities, with connections to existing facilities; location, slope, velocity within, cross sections, and profiles when required by the Borough for all drainage swales; the location and construction details of all manholes, inlets, endwalls, headwalls, culverts and junction boxes; the location and design of all detention facilities and other drainage facilities; the size, depth, length, and width of riprap aprons, with design calculations; the location of roof drains and collectors.

(37) 

Location, size and proposed use and design 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 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.

(38) 

Provisions for pedestrian and other nonvehicular circulation throughout the tract.

(39) 

Typical street cross-section drawings of each proposed street, including right-of-way and cartway widths, construction details of streets, shoulders, curbs, and sidewalks and cross-slopes of streets, shoulders, sidewalks, and planting strips. The typical location, size, and depth of any underground utilities shall be indicated.

(40) 

Profiles.

(a) 

Profiles along the center line of each proposed street, at one of the following sets of scales or any combination thereof:

[1] 

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

[2] 

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

[3] 

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

[4] 

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

(b) 

Such profiles shall show at least the following information, properly labeled:

[1] 

Existing profile along both cartway edges or at the top of curbs. For streets which have an existing elevation difference of five feet or more across the right-of-way, profiles of both existing right-of-way grades shall also be shown.

[2] 

Proposed finished grade at the top of both curbs or along both cartway edges.

[3] 

The length and PVI data for all vertical curves.

[4] 

Existing and proposed sanitary sewer mains and manholes, with top and invert elevation data.

[5] 

Existing and proposed storm sewer mains, inlets, manholes and culverts, with top and invert elevation data.

[6] 

Existing and proposed water mains where they cross other utilities.

[7] 

Station numbers for all horizontal and vertical curves, street intersections, sanitary and storm sewer manholes, inlets, junction boxes, etc.

(41) 

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.

(42) 

Designs of all 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.

(43) 

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

(44) 

A certificate of ownership, acknowledgement of plan and offer of dedication shall be lettered on the plan, using the form specified in Appendix I, and shall be signed by the owners) of the property and be notarized. The certification shall not predate the latest plan revision date.

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

(45) 

Certificate for approval of the plan by the Borough Planning Commission.

(46) 

Certificate for approval of the plan by the Borough Council.

(47) 

A blank space to accommodate the appropriate stamp and notation of the County Planning Commission.

(48) 

A blank space in order that the Recorder of Deeds may acknowledge receipt and recording of the plan when it is presented.

(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 common 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 solid waste collection areas and provisions to be made for solid waste collection.

(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.

(i) 

A grading plan for the tract showing existing and proposed contour lines at the interval required by Subsection E(20)(a) of this section and lowest floor elevations for proposed buildings.

(50) 

Location of school bus stop shelters or pads.

(51) 

Restrictive covenants and deed restrictions applicable to the development, whether proposed or previously existing.

(52) 

Design speed of all proposed streets.

(53) 

Sight distance calculations for vertical curves in streets. (See § 395-27.)

(54) 

Sight distance calculations at street intersections. (See § 395-29.)

(55) 

Horizontal curve radii of cartway and right-of-way lines at street intersections. The cartway tie-in to existing street cartways shall be indicated.

(56) 

On the subdivision plan or a plan view drawing of streets, station numbers corresponding to the street profiles.

(57) 

Guide rail locations and construction detail.

(58) 

Clear sight triangles at street intersections.

(59) 

Proposed ownership and maintenance of storm drainage facilities.

(60) 

A typical treatment of the construction of driveways and the handling of storm drainage where driveways will intersect streets. The Borough may require driveway culverts to be sized and such size noted on the plan.

(61) 

Location and type of traffic control devices.

(62) 

Whenever a applicant proposes to establish a street which is not offered for dedication to public use, the Borough Council may require the applicant to submit, and also to record with the plan, a copy of an agreement made with the Borough on behalf of his heirs and assigns, which shall establish the conditions, including the provision of curb and sidewalk, under which the street may later be offered for dedication.

(63) 

If the subdivision or land development proposes a new street or driveway intersection with a state route, a copy of the highway occupancy permit for such intersection, in lieu of a permit for a driveway intersection, the Borough Council may permit the following note to be placed on the plan:

(a) 

A highway occupancy permit is required pursuant to Section 420 of the Act of June 1, 1945 (P.L. 1242, No. 428), known as the "State Highway Law," before a driveway access to a state highway is permitted. Access to the state highway shall only be as authorized by a highway occupancy permit.

Editor's Note: See 36 P.S. § 670-420.

(b) 

The approval of this subdivision/land development plan shall in no way imply that a state highway permit can be acquired or that the Borough will support, encourage or not oppose the granting of such a permit. It is possible that access to the property from a state highway will not be permitted by the commonwealth and the property therefore cannot be used for the purpose intended by any purchaser. Purchasers are accordingly warned and should govern themselves accordingly, acquiring state and local highway occupancy permits before purchasing any premises.

(c) 

Any conditions listed in a permit shall be noted on the plan.

(64) 

A copy of all permits required from the Pennsylvania Department of Environmental Protection for affecting watercourses, bodies of water, water obstructions, or earth disturbances.

(65) 

An erosion and sediment control plan for the tract, in accordance with § 395-38.

(66) 

A landscape plan showing the number, location, size and species of all trees and shrubs that will be planted within the subdivision or land development. Utility easements shall be shown on this plan.

(67) 

A final grading plan showing existing and proposed contour lines at the interval required by Subsection E(20)(a) of this section shall be submitted. Additional contours may be required by the Borough to ensure proper grading during construction. Lowest floor elevations for proposed buildings shall be indicated.

(68) 

A lighting plan showing the location of poles, the type and height of poles, and the type and brightness of lighting fixtures. The fixture to be placed at each location shall be noted. An illuminance grid indicating footcandle levels throughout the site shall be submitted.

(69) 

All information required pursuant to Section 5.211101 of this chapter.

Editor's Note: So in original.

(70) 

All information required pursuant to § 395-35B(3) of this chapter, regarding access from adjoining municipalities.

[Amended 3-12-2009 by Ord. No. 2009-02]

(71) 

When the tract contains wetlands, a copy of all required permits or permit waivers from PA DEP and/or Army Corps of Engineers.

(72) 

Copies of approvals required by any other governmental regulatory agencies concerning matters under their jurisdiction.

(73) 

A copy of any agreements incident to the construction, operation, maintenance and/or dedication of facilities for public use.

(74) 

A note to be placed on the plan indicating any area that is to be offered for dedication, if applicable, and that the conveyance of land constituting all or part of such offered land shall not constitute the revocation of the offer and all conveyances shall be under and subject to said offer.

(75) 

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 for fire-fighting equipment.

(76) 

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

(77) 

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

(78) 

The following additional information shall be submitted with the final plan if a preliminary plan is not submitted:

(a) 

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

(b) 

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

(c) 

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.

(d) 

If such habitats exist on the tract, the measures proposed to protect the habitats shall be indicated.

(e) 

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

(f) 

Where the applicant proposes to locate a street, driveway, or other improvement within a portion of a utility easement, or to relocate an existing utility line, a letter form the appropriate utility company giving permission to locate within the easement or relocate the existing line.

(g) 

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

(h) 

Impact studies as required by § 395-49.

(i) 

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

(j) 

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

(k) 

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.

(l) 

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.

(79) 

Final drafts of proposed condominium declarations.

(80) 

The location and type of utility lines.