(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 five 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 18 inches by 24 inches, 24 inches by 36 inches or 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 developer shall indicate along each match line what sheet is adjoined at that match line.
(D) A plan index, listing the title, number, latest revision and date revised of each plan included in the submission, shall be included on the first sheet of the plan set intended for eventual recording.
(E) The preliminary plan shall show:
(1) Name of the proposed subdivision or land development shall be shown on each sheet;
(2) Name of the borough;
(3) The words “Preliminary Plan” shall appear on each plan sheet;
(4) North point;
(5) Written and graphic scale;
(6) 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;
(7) Name and address of the record owner;
(8) Name and address of the developer;
(9) Source of title to the tract, including date and grantor;
(10) The tax property identification number as found on the county tax maps;
(11) A copy of the deed(s) for the tract;
(12) A statement of all previous subdivisions or land developments having occurred on the tract;
(13) Name and address of each registered engineer, surveyor, architect or landscape architect responsible for the plan;
(14) The names of any abutting subdivisions and land developments and the book and page numbers where recorded;
(15) The names of the owners of any adjacent property owners and the book and page numbers where recorded;
(16) 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 location 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;
(17) Total tract boundaries of the property being subdivided or developed. The source of tract boundary data shall be given if not from a field survey;
(18) Acreage of the tract being subdivided or developed and acreage of the residue of the tract;
(19) Zoning data including all of the following, if applicable:
(a) Existing municipal zoning regulations, including district designations, requirements for lot area, yards, lot coverage and building height limitations, and any zoning boundary lines traversing the property;
(b) Any changes in the existing zoning to be requested;
(c) Any zoning regulations, other than district regulations, governing lot size and/or yard requirements; and
(d) Any municipal regulations, other than zoning regulations, governing lot size and/or yard requirements.
(20) 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 an aerial or field survey;
(21) 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;
(22) All existing buildings lot lines, sanitary sewer lines, on-site sewage disposal systems, water lines, wells, fire hydrants, utility lines, storm drainage facilities, bridges, railroad tracks and other significant human-made features within the proposed subdivision or land development;
(23) Lot lines of adjacent lots, and approximate locations of any buildings, common open spaces, detention basins or drainage facilities existing or approved within 100 feet of the boundaries of the proposed subdivision or land development;
(24) All existing soil type boundaries as depicted in the county soils survey;
(25) Soils characteristics for detention and retention pond areas;
(26) Areas of any hydric soils as classified in the county soils survey, with a notation if none exist, if that is the case;
(27) Natural drainage channels, watercourses and water bodies;
(28) Tree masses and isolated live trees over one foot in diameter;
(29) Quarries, mine holes, rock outcroppings, stone fields, caves and sinkholes;
(30) Areas of 8 to 15% slope, 15 to 25% slope and areas of over 25% slope shall each be delineated on the plan by pattern or shading;
(31) Areas of carbonate geology;
(32) Wetlands shall be accurately shown and shall be encompassed by bearings and distances, tied to a known property corner. The firm and/or individual responsible for the wetland delineation shall be identified on the plan;
(33) (a) One hundred-year floodplains, including delineation of floodway and flood fringe, established by study of FEMA, with base flood elevations for the 100-year storm. For those watercourses for which studies have not been performed by FEMA, calculated 100-year floodplains shall be established by the developer in accordance with Appendix IV (determination of floodplains), which is adopted by reference as if set out at length herein; and
(b) When a subdivision or land development contains a floodplain, the elevation of roads, building sites and public utilities within or in the vicinity of the floodplain shall be given.
(34) 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;
(35) All existing easements and rights-of-way and the purposes for which they have been established, deed restrictions and covenants;
(36) (a) All proposed streets, their location, suggested name, right-of-way and cartway widths and lines, centerline radii of horizontal curves, intended ownership, a statement of any conditions governing their use, and suggested classification (e.g., collector). The designation of minor, collector and arterial streets is subject to the approval of the Borough Council; and
(b) Streets to be offered for dedication shall be indicated. For streets that will not be dedicated, the arrangements to be made for the ownership and maintenance of those streets shall be given.
(37) Location, width and purpose of all proposed easements and rights-of-way. Bearings and distances shall be provided for easements when not parallel to lot or street lines;
(38) Building setback lines along each street, lot line, utility line and all proposed buildings;
(39) Lot lines, with approximate dimensions;
(40) Approximate lot areas;
(41) Lot numbers, numbered consecutively;
(42) A statement of the total number of lots and parcels;
(43) Intended use of lots;
(44) Location, size and material of all water mains, with connections to existing facilities; fire hydrants; storage tanks; and water sources;
(45) Location, size, material, elevations 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;
(46) Location, size, material, elevations and grade of all storm drainage facilities, with connections to existing facilities. Cross-sections shall be shown for all drainage swales;
(47) Location, size and proposed use of all parks, playgrounds, recreation areas, open space, public buildings, and other public uses. Areas to be offered for dedication 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;
(48) Provisions for pedestrian and other non-vehicular or bicycling circulation throughout the tract;
(49) Typical street cross-section drawing(s) of each proposed street, including construction details of streets, shoulders, curbs and sidewalks and cross-slopes of streets, shoulders, sidewalks and planting strips;
(50) Tentative profiles along the centerline of each proposed street. Such profiles shall show existing and finished grades at one of the following sets of scales or any combination thereof. Station numbers; length of vertical curves; existing and proposed sanitary sewer mains and manholes with top and invert elevation data; existing and proposed storm sewer mains, inlets, manholes and culverts with top and invert elevation data; and existing and proposed water mains where they cross other utilities shall be indicated:
(a) One inch equals ten feet horizontal and one inch equals 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.
(51) Preliminary designs of any bridges or culverts. Such designs shall meet all applicable requirements of the State Department of Transportation and the State Department of Environmental Protection. Capacity/loading calculations shall be submitted;
(52) The proposed location of all townhouses, apartment buildings and/or condominium buildings and parking facilities to serve the same;
(53) In the case of land development plans, the following additional information shall be shown:
(a) The location, dimensions 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 the borough zoning ordinance;
(i) Evidence that the project will meet the off-street parking requirements of the zoning ordinance; and
(j) A grading plan for the tract showing existing and proposed contour lines at the interval required by division (E)(20) above. Lowest floor elevations for proposed buildings shall be indicated.
(54) Location of school bus stop shelters or pads;
(55) Proposed restrictive covenants;
(56) Design speed of all proposed streets;
(57) Sight distance calculations for vertical curves in streets (see § 153.116(G));
(58) Sight distance calculations at street intersections (see § 153.116(I));
(59) Horizontal curve radii of cartway and right-of-way lines at street intersections. The proposed cartway tie-in to existing street cartways shall be indicated;
(60) On the subdivision plan or a plan view drawing of streets, station numbers corresponding to the street profiles;
(61) Guide rail locations and construction detail (see § 153.117);
(62) Clear sight triangles at street intersections (see § 153.116(I));
(63) Proposed ownership and maintenance of storm drainage facilities;
(64) 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 designed and such size noted on the plan (see § 153.119(E));
(65) Proposed location and type of traffic-control devices;
(66) The location of deep probe and soil percolation test holes tied to a known or proposed property/lot corner by bearing and distance. Each approved on-site sewage disposal test site shall be enclosed in an easement of sufficient size to allow the construction and maintenance of the absorption area. In addition, the plan shall contain restrictive notes prohibiting the disturbance of these areas for any use except for the construction and maintenance of the absorption area;
(67) If on-site sewage disposal is proposed, the location of existing and proposed wells within the tract boundaries and those 100 feet outside of the boundaries of the tract shall be shown;
(68) The disposition of solid waste generated within the subdivision or land development;
(69) List of contacts for underground utilities in the area, with telephone numbers stated on the grading plan;
(70) A note stating that construction will be in accordance with the borough codes, ordinances, standards and specifications;
(71) Where a preliminary plan shows the proposed subdivision or development of only a portion of the total property, the plan shall be accompanied by a drawing showing the entire contiguous land holdings of the developer and indicating the area of proposed subdivision or development of the total property. (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 development shall be shown so that the street system in the submitted portion can be considered in relation to future connections with the total property. In the case of properties in excess of 100 acres, the Borough Planning Commission may limit the area for which a prospective street system on adjacent property must be shown. The developer shall also include a statement indicating proposed future land use for the undeveloped portion of his or her property;
(72) In the case of a proposed revision of a FEMA-mapped floodplain, a letter of approval of such revision from FEMA;
(73) 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 made and drainage facilities designed in accordance with this chapter, the borough stormwater management ordinance and the Sacony Creek Watershed Stormwater Management ordinance, and any other ordinances as applicable;
(74) A traffic impact study when required by § 153.132(B);
(75) A letter from the agency having right of approval (e.g Delaware River Basin Commission) of the water supply and distribution system indicating whether there is adequate capacity to serve the subdivision or land development and giving its comments regarding the proposed water supply and distribution systems;
(76) A letter from the agency having right of approval of the sanitary sewer system indicating whether there is adequate capacity to serve the subdivision or land development and giving its comments regarding the proposed sanitary sewer system;
(77) (a) 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; and
(b) If such habitats exist on the tract, the measures proposed to protect the habitats shall be indicated.
(78) All historic and archaeological resources which have been identified and/or inventoried by the borough, the county, the County Planning Commission, the State Historical and Museum Commission, and/or are listed in the National Register of Historic Buildings or Places located within the tract or within 50 feet of the tract;
(79) Where the developer 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, an agreement from the appropriate utility company giving permission to locate within the right-of-way or relocate the existing line;
(80) 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;
(81) Schematic architectural drawings of proposed townhouses, apartment buildings and commercial and industrial buildings, including building orientation;
(82) Proposed driveway locations and evidence that the standards for driveways established in this chapter (§ 153.119(E)) and other applicable borough ordinances can be met;
(83) A preliminary centerline stakeout of proposed roads so that an on-site road alignment evaluation may be conducted;
(84) The results of tests at proposed road locations which shall indicate the suitability of the sites for road construction;
(85) Impact studies as required by § 153.132;
(86) Landscape plan, including the following:
(a) Locations of treelines and existing forested areas;
(b) Locations of individual mature trees with truck diameters greater than six inches measured at a height of three feet above the surrounding ground level, other than trees within wooded areas and treelines;
(c) Any proposed evergreen screening, buffer yards or earth berm whether or not required by the borough zoning ordinance;
(d) Areas of existing mature woods that are to be protected and preserved or removed, see § 153.123;
(e) Types, sizes and locations of any required trees, paved area landscaping and any other major proposed landscaping;
(f) Any proposed fencing, including height and type, and/or landscaping around any stormwater detention/retention basin;
(g) Where any open excavation, quarry or mine hole has or will have a depth of ten feet or more and a slope of more than 30 degrees, there shall be substantial fence with a minimum height of eight feet, approved by the Borough Council, with suitable gates where necessary, effectively blocking access to the area in which such excavation is or will be located. Such fence shall be located no less than 50 feet from the edge of excavation, quarry or mine hole. All fencing required by this section shall be screened from view of nearby residential uses or residential zoning districts; and
(h) View easements. Any scenic viewshed potentially impacted by the development.
(87) Copy of any information submitted to PennDOT and any correspondence from PennDOT regarding the proposed access to state roads;
(88) A list of any waivers requested from this chapter;
(89) A list of any zoning variances, special exceptions or conditional uses granted by the Borough Zoning Hearing Board or Borough Council. Any relief granted from the zoning ordinance shall be noted on the plan indicating the applicable zoning ordinance section numbers, the date the relief was granted, and any conditions imposed; and
(90) (a) If commercial and industrial operations, are proposed, a written description of any proposed commercial, industrial or storage operation in sufficient detail to indicate any noise, glare, smoke and fumes and to allow a general determination of possible fire or other hazards from the use of toxic or hazardous substances or other public health or safety hazards.
(b) Written estimate of the amount, direction and times of truck traffic that is expected shall be provided.
(Ord. 1-2006, passed 5-8-2006)