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A. Preliminary plans and all required supplementary data for all proposed
subdivisions and land developments shall be submitted to the Borough
Secretary.
B. Official submission of a preliminary plan to the Borough Secretary
shall comprise the following:
(1) Submission of one copy of a completed preliminary subdivision or
land development application.
(2) Submission of 12 sets of paper prints of the preliminary plan, which
shall fully comply with provisions of this chapter as set forth in
§ 213-12.
(a)
Twelve sets of paper prints shall be submitted in color (when
feasible).
(3) Submission of five copies of all required supplemental information
as set forth in § 213-12E.
(4) The applicant shall also submit two reduced copies (8 1/2 inches
by 14 inches in size) of the preliminary layout plan to the Borough
Secretary. The Borough Secretary shall provide one copy of the reduced
plan to the Borough Solicitor and retain one copy for the Borough
records.
(5) Notification of property owners within 200 feet.
(a)
The applicant, upon filing his plan, shall prepare a list of
all property owners located within 200 feet of the subdivision/land
development. Applicant shall mail the notification contained in Appendix
E of this SALDO to all property owners within 200 feet of any new lots
created by the subdivision or within 200 feet of any improvements
proposed on the land development plan.
(b)
Notifications to such property owners must be mailed by certified
mail, return receipt no later than 21 days before the date of the
Planning Commission meeting at which the subdivision/land development
is to be considered for the first time.
(c)
Applicant must furnish the Borough Zoning Officer with a copy
of the list of all property owners to whom notifications were mailed
no later than 21 days before the first meeting of the Planning Commission
at which the subdivision/land development plan is to be considered.
(d)
The applicant shall provide the Borough Zoning Officer with
the proofs of notification a minimum of three days prior to the Planning
Commission meeting at which the subdivision/land development is to
be considered.
(6) All subdivision and land development submissions in the preliminary
stage shall submit a detailed document including, but not limited
to, the following:
(b)
Feasibility study and concept development.
(c)
Design integration with existing and current planned community
development.
C. The Borough Secretary shall distribute the plans and other material
as follows:
(1) Five sets of the plans and one set of supplemental information to
the Borough Planning Commission, four sets of the plans to the Borough
Council, one set of plans and one set of supplemental information
to the Borough Secretary, two sets of the plans and two sets of supplemental
information to the Borough Engineer.
(2) The Borough Zoning Officer shall retain one set of the plans and
one set of the supplemental material.
(3) Additional prints of the preliminary plan shall be submitted by the
developer to the Borough Secretary for distribution to the respective
agencies in each of the following circumstances:
(a)
Whenever a proposed subdivision or land development is located
adjacent to another municipality, one print of the preliminary plan
shall be submitted for each additional or adjacent municipality to
the respective municipalities.
D. The applicant shall submit one set of plans, all supplemental material
relevant to said agency, and required fees to the following agencies:
(1) Lehigh Valley Planning Commission (two sets required).
(3) Pennsylvania-American Water Company (where applicable).
(4) The governing Sanitary Sewer Authority (where public sanitary sewer
service is proposed).
(5) Northampton County Soil Conservation District.
(6) PennDOT (whenever the property being subdivided abuts a state road).
(7) U.S. Army Corps of Engineers (whenever the site analysis maps required
by § 213-12E(1) indicate the presence of hydric soils or
wetlands on the property).
(8) Pennsylvania Department of Environmental Protection (whenever the
site analysis maps required by § 213-12E(1) indicate the
presence of hydric soils or wetlands on the property).
E. Carbonate/sinkhole regulation requirements. [Added 8-2-2004 by Ord. No. 247]
(1) Four copies of the Carbonate Ordinance Assessment Report.
(2) A plan indicating the existing and proposed private and public sewage
disposal systems and the location of existing private and public water
supplies on adjoining properties.
(3) Type, location and phasing of proposed disturbances and construction,
as well as proposed future ownership and maintenance of the property
and the proposed improvements.
(4) Plans describing the design of the proposed stormwater management
facilities proposed for the project.
A. By the Borough Planning Commission.
(1) When a preliminary plan has been submitted to the Borough Secretary,
such plan shall be placed on the agenda of the Planning Commission
for review at a meeting to be held within 60 days of the submission,
provided that such submission has occurred no less than 21 days prior
to such meeting. The Planning Commission may hold a public hearing
on the preliminary plan at this time.
(2) The Planning Commission shall review the preliminary plan to determine
its conformance with the standards contained in this chapter and other
applicable municipal ordinances, and shall recommend such changes
and modifications as it deems necessary.
(3) No action shall be taken by the Borough Planning Commission with
respect to a preliminary plan until it has received and considered
the written report of the Lehigh Valley Planning Commission; provided,
however, that if the Lehigh Valley Planning Commission shall fail
to report thereon within 30 days after receipt of a preliminary plan,
then the Borough Planning Commission may officially act without having
received and considered such report.
(4) Within 60 days after the first meeting following the submission of
the preliminary plan, providing that such submission has occurred
no less than 21 days prior to such meeting, the Planning Commission
shall recommend to the Borough Council, in writing, that the preliminary
plan be approved or disapproved together with the documented findings
upon which the recommendations are based.
B. By the Borough Council.
(1) Within 90 days following the date of the regular meeting of the Planning
Commission next following the date of the application (unless the
next meeting does not fall in a thirty-day period following the date
of the application, in which case the ninety-day period commences
on the 30th day following the date of the application), the Borough
Council shall, in accordance with the provisions of relevant ordinances
and considering the recommendations of the Planning Commission, take
action by approving or disapproving the preliminary plan. This time
period may be extended by action of the Borough Council or the Planning
Commission upon the receipt of a written request for an extension
of time from the applicant or the Borough Council. The Borough Council
shall document the findings upon which that action is based, and communicate
them to the applicant within 15 days from the date that the decision
has been made. This communication shall occur within the period provided
for a decision in the first sentence of this section. The decision
and findings shall be communicated to:
(b)
The Borough Zoning Officer;
(c)
The Borough Planning Commission;
A. The preliminary plan of a proposed subdivision shall be clearly and
legibly drawn to a minimum scale of one inch equals 50 feet.
(1) The preliminary plan shall be submitted in color format.
(2) The preliminary plan shall be provided on a CD in AutoCAD format.
B. The original drawing and all submitted prints shall be made on sheets
having one of the following sets of dimensions:
(1) Twenty-four inches by 36 inches;
(2) Thirty inches by 42 inches.
C. If the subdivision layout requires more than one sheet or if the
subdivision involves more than one section or phase, a title sheet
shall be provided. The title sheet shall include the road and lot
layout plan at a minimum scale of one inch equals 200 feet. The plan
shall illustrate the boundaries of the areas covered on the different
sheets, sections and phases. If the subdivision is for a section or
phase of a subdivision, the relevant section or phase shall be differentiated
in pattern from the remaining sections. The plan shall also indicate
roads within 200 feet of the site and shall include an index of the
plans.
D. The preliminary plan shall illustrate the following data:
(1) Name and address of record owner; name of developer if different
from owner; names of all adjoining subdivisions, if any, and the names
of owners of all adjacent unplatted land, with the deed book reference,
Tax Map, block and lot numbers where recorded.
(2) Name of the proposed subdivision; name of the municipality or municipalities
within which subdivision is proposed; total tract boundaries of the
property being subdivided, showing bearings and distances, a statement
of total acreage of the property, and certified by a registered professional
land surveyor.
(3) Name, address, license number, and seal of registered engineer or
land surveyor responsible for the subdivision plan; magnetic North
point, graphic scale, and date including the month, day and year that
the original drawing was completed, and the month, day and year that
the original drawing was revised, for each revision.
(4) A key map, for the purpose of locating the property being subdivided,
drawn at a scale not smaller than one inch equals 1,000 feet and showing
the relation of the property, differentiated by tone or pattern, to
adjoining property and to all streets, streams, municipal boundaries,
and recorded subdivision plans existing within 2,000 feet of any part
of the property.
(5) Tax Map, block, and lot numbers within the proposed subdivision tract;
all existing streets, including streets of record (recorded, but not
constructed), on or adjoining the tract, including names, right-of-way
widths, cartway (pavement) widths, and approximate grades.
(6) All existing buildings or other structures within the proposed subdivision
tract; all existing streets, and streets proposed in the Comprehensive
Plan, including streets of record (recorded, but not constructed),
on or adjoining the tract, including names; existing and future right-of-way
widths, cartway (pavement) widths, and approximate grades.
(7) All existing sewer lines, water lines, fire hydrants, utility transmission
lines, culverts, stormwater facilities, on-lot septic systems, wells,
bridges, railroads, sidewalks, or other man-made features within the
proposed subdivision tract and within 200 feet of the boundaries of
the proposed subdivision tract; location, width, and purpose of existing
easements and utility rights-of-way within 200 feet of the proposed
subdivision tract.
(8) Contour lines at vertical intervals of not more than two feet. Location
and elevation of the data to which contour elevations refer shall
be the closest United States Coast and Geodetic Survey established
benchmark, where available; spot elevations for all low and high points,
plus elevation for all closed contour lines.
(9) The full plan of proposed development, including the following:
(a)
Location and width of all streets and rights-of-way, with a
statement of any conditions governing their use; suggested street
names and utility easement locations; all applicable design criteria
under Article VII.
(b)
Front, side, and rear building setback lines for each lot.
(c)
Lot lines, with computed dimensions and lot sizes (in both acres
and square feet).
(d)
A statement of the intended use of all nonresidential lots and
parcels.
(e)
Lot numbers and a statement of the total number of lots, parcels,
dwelling units and density.
(f)
Water, sanitary sewer and storm sewer plan and profile drawings
(and other drainage facilities) with the size and material of each
indicated and any proposed connections with existing facilities.
(g)
Parks, playgrounds and other areas dedicated or reserved for
public or common use, with any conditions governing such use and any
proposed improvements.
(h)
Signed certificate of ownership or equitable ownership, plus
a copy of the current deed of record for the property being subdivided
or developed.
(i)
Copies of the proposed deed restrictions, protective and restrictive
covenants, referenced to the preliminary plan map.
E. The preliminary plan shall be accompanied by the following supplementary
data:
(1) Site analysis maps. (Where feasible and legible, the analysis involved
in Subsection E(1)(a) through (d) may be illustrated on one or a combination
of composite maps. The combined impact of the natural characteristics
of the tract upon the development potential of the tract shall be
clearly illustrated on the map or maps).
(a)
A map illustrating an analysis of natural drainage patterns
and water resources within the proposed subdivision tract, including
delineation of streams, natural drainage swales, ponds and lakes,
floodplains, permanent and seasonal high water table areas, and closed
depressions, plus a metes and bounds delineation of any on-site wetlands.
(b)
A map illustrating an analysis of types of soils present within
the proposed subdivision tract, based on the Northampton County Soil
Survey, the Stockertown Borough Comprehensive Plan and other sources.
The map should include delineation of prime agricultural soil areas,
hydric soils, aquifer recharge areas, unstable soils, soils most susceptible
to erosion, soils most suitable for urban development, and soils suitable
for on-lot sewage disposal.
(c)
A map illustrating the characteristics of rock formations underlying
the tract, including a delineation of aquifers (specifically those
locally subject to pollution) and shallow bedrock areas.
(d)
A map delineating additional significant physical features within
the proposed subdivision tract, such as woodland areas, large trees,
rock outcroppings, sinkholes, historical sites and features and scenic
views.
(2) A contour grading plan and a plan for minimizing erosion and sedimentation,
in accordance with erosion and sediment control standards as set forth
in § 213-27; a landscape plan, according to standards as
set forth in § 213-27B(2). A letter shall be provided from
the Northampton County Conservation District which indicates that
the soil erosion and sedimentation control plan conforms to the Pennsylvania
Department of Environmental Protection rules and regulations.
(3) Typical cross-sections for proposed streets, sanitary sewer, storm
drainage and water system improvements. Preliminary street and utility
plan and profile drawings and streetlighting plans where required.
(4) A storm drainage plan for the proposed subdivision or land development,
which conforms to design requirements for storm drainage as set forth
in § 213-25. If the site of the subdivision or land development
is within a watershed with an approved stormwater management plan
enacted pursuant to Act 167, the criteria in the applicable plan shall
be used.
(5) In the case of subdivision or land development plans to be developed
in stages or sections over a period of time, a map delineating each
stage or section of the proposed subdivision or land development consecutively
numbered so as to illustrate phasing of development, and a schedule
indicating the approximate time for which applications for final approval
of each stage or section is intended to be filed.
(6) Preliminary designs of any bridges or culverts which may be required.
Such designs shall meet all applicable requirements of the Pennsylvania
Department of Environmental Protection, the Pennsylvania Department
of Transportation and the Act 167 Stormwater Management Plan, if implemented.
(7) Copies of the subdivision sewage disposal report, when required according
to standards as set forth in § 213-23.
(8) Certification of water supply systems.
(a)
When water service to the proposed subdivision is to be provided
by an existing public system, the developer shall submit two copies
of a letter from the agency, authority, or utility which agrees to
extend water service, subject to the execution of a service agreement.
(b)
When water service to the proposed subdivision is to be provided
by an on-lot well, the developer shall submit two copies of a letter
from the applicable water authority that service to the site is not
feasible.
(9) Certification of sewage disposal systems.
(a)
All negotiations, designs, reviews, approvals and construction
will be handled by the Borough Council in accordance with their current
regulations.
(b)
When sewage disposal service for the proposed subdivision or
land development is to be by individual sewage disposal systems, the
following requirements must be followed:
[1]
Prior to submission of a preliminary subdivision or land development
plan, the applicant or developer shall submit to the Pennsylvania
Department of Environmental Protection (Department), Form ER-BWQ-359,
"Application for Planning Module for Land Development," commonly known
as the "postcard" submission, whereby the Department will indicate
to the developer which module components to complete and make other
guiding recommendations, as well as establishing a Department of Environmental
Protection code number for the project.
[2]
The developer shall then meet with a representative from the
Department and the Borough Sewage Enforcement Officer (SEO) to discuss
the subdivision or land development with relationship to the Sewage
Facilities Act Official Plan.
[3]
The developer shall provide all information as required by the
Planning Module for Land Development (PMLD). The developer shall submit
the completed PMLD to the Borough as part of the supporting data of
the preliminary plan submission.
[4]
The Borough shall review the PMLD and take municipal action
within 30 days of receipt of the completed module.
[5]
Preliminary plan shall not be approved by the municipality until
written approval of the PMLD is received from the Department of Environmental
Protection. Modules will be reviewed for completeness and conformance
to the requirements of the Sewage Facilities Act and regulations promulgated
thereunder, Chapters 71, 72, and 73 of PA Code Title 25. Incomplete
module submissions will be returned to the applicant and will not
be considered for review until complete.
[6]
The number and spacing of soil profile studies and percolation
tests required for module preparation shall be sufficient to justify
adequate sewage facility planning for the proposed subdivision or
land development and shall contain general site suitability and soil
mapping designations.
[7]
All soil testing information shall be indicated and clearly
represented on plans and supporting documents for evaluation.
[8]
The developer shall retain a soil scientist, hydrogeologist,
or other competent professional to perform soil evaluations, percolation
tests, and additional studies if required by the Department or Borough
SEO. The Borough SEO will function only to observe the soil tests
and review submitted material in accordance with this chapter.
[9]
Prior to plan approval, the developer shall test and locate,
on each lot, a suitable primary and secondary absorption area. These
areas shall be staked in the field and protected until such time as
the system(s) are constructed and final grading completed on the lot.
No permit will be issued until the site is adequately marked. Any
disturbance to the site by grading, equipment traffic, or material
storage may be cause for permit denial.
(10)
Whenever a proposed public improvement or on-lot septic system
or detention pond encroaches upon a utility line or easement, the
applicant shall provide a letter from the utility verifying that the
development will comply with all reasonable design criteria set by
the utility.
(11)
Whenever a modification is requested pursuant to the provisions
of § 213-43, the applicant shall provide a written request
conforming to the requirements of § 213-43B.
(12)
The applicant shall provide a copy of the opinion of title as
issued by a title insurance company or an attorney, which shall set
forth the names of all owners of property included in the plat and
shall include a list of mortgages, judgments, liens, easements, contracts
and agreements of record in the Recorder of Deeds office in Northampton
County, Pennsylvania, which shall affect the property covered by such
plats.
(13)
If the subdivision/land development involves a proposed drainage
structure located on state highway rights-of-way, the applicant shall
submit plans and calculations to the Pennsylvania Department of Transportation
for their review and approval.
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