BOROUGH OF MACUNGIE LEHIGH COUNTY I PENNSYLVANIA SUBDIVISION AND LAND DEVELOPMENT ORDINANCE OF 1987 ADOPTED MARCH 2, 1987 ORDINANCE NO.

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1 BOROUGH OF MACUNGIE LEHIGH COUNTY I PENNSYLVANIA SUBDIVISION AND LAND DEVELOPMENT ORDINANCE OF 1987 ADOPTED MARCH 2, 1987 ORDINANCE NO. 380

2 SUBDIVISION AND LAND DEVELOPMEN!C ORDINANCE OF 1987 BOROUGH OF MACUNGIE LEHIGH COUNTY, PENNSYLVANIA Adopted: March 2, Ordinance No MAYOR Wilbur P. Rems BOROUGH COUNCIL Lucy H. Ackerman, President Donald W. Hamm Lynda Ippolito Gregory A. Hutchison Helen Monroe Joseph E. McAndrew David C. Saylor BOROUGH PLANNING COMMISSION Clarence W. Mohr, Chairman Allen D. Fink Brian R. Joyce William 0. Prettyman Wilbur P. Rems SECRETARY - TREASURER Clarence W. Mohr SOLICITOR Thomas A. Wallitsch ENGINEER McT,sh, Kunkel & Assoc-ates Technical Assistance provided by the staff of the Joint Planning Commission, Lehigh-Northampton Counties

3 TABLE OF CONTENTS Section 100 Title, Authority, Jurisdiction and Purpose... 1 Pa qe 110 Title and Short Title Authority and Jurisdiction Purpose Submission Procedures General... 3 Sketch Plan Submission... 3 Sketch Plan Review' Submission of the Preliminary Plan... 5 Review of Preliminary Plan... 6 Submission of the Final Plan... 7 Review of Final Plan... 8 Recording of the Final Plan Plans Exempted from Standard Procedures (Minor Subdivisions) Submission and Drawing Requirements Sketch Plan Preliminary Plan Final Plan Submission and Drawing Requirements Plans Exempted from Standard Procedure Design Standards A Application General Standards Street Design Block and Lot Standards Easement Standards Storm Drainage Systems Underground Utilities and Utility Easements Tree Preservation and Planting Erosion and Sedimentation Control Open Space and Recreation Areas Improvement Specifications General Requirements Required Improvements Improvement Guarantee Procedure Inspection of Improvements Approval of Improvements and Release of Performance Guarantee by the Borough Council 560 Record Plan

4 TABLE OF COKTENTS Section 600 Administration Paae 610 Revision and Amendment Fees Violations and Penalties Severability Repealer Definitions APPENDIX A - Storm Drainage Runoff Calculation

5 SECT ON DO TITLE, AUTHORITY, JURISDICTION AND PURPOSE 110 TITLE AND SHORT TITLE Title: An ordinance establishing rules, regulations and standards governing the subdivision of land within the Borough setting forth the procedure to be followed by the Borough Council and Borough Planning Conlmission in administering these rules, regulations and standards; and setting forth the penalties for the violation thereof as established by the Commonwealth of Pennsylvania Short -- Title: This ordinance shall be known and may be cited as "The Borough of Macungie Subdivision and Land Development Ordinance of 1987". 120 AUTHORITY AND JURISDICTION 121 Authority: The Borough Council is empowered to adopt, by ordinance, land subdivision regulations by virtue of the provisions of Section 501 of the Pennsylvania Municipalities Planning Code. 122 Jurisdiction: No subdivision of anylot,tractor parcel of land in the Borough shall be effected, no street, sanitary sewer, storm sewer, water main or other facilities in connection therewith shall be laid out, constructed, opened or dedicated for public use and travel or the common use of occupants of buildings abutting thereon, except in strict accordance with the regulations as herein provided No lot in a subdivision may be sold, no permit to erect, alter or repair any building upon landina subdivisionmaybe issued, and no building may be erected in a subdivision unless and until a plan of such subdivision shall have been approved and properly recorded and until the improvements required by council in connection therewith shall have either been constructed or guaranteed as herein provided. 1

6 130 PURPOSE 131 The purpose of these regulations is to create conditions favorable to the health, safety, morals and general welfare of the citizens by: Assisting in the orderly and efficient integration of subdivisions within the Borough. Ensuring conformance of subdivision plans with the public improvements plans of the Borough. Ensuring sites suitable for building purposes and human habitation and use. Facilitating the safe and efficient movement of vehicular and pedestrian traffic. Securing equitable hand1 ing of a1 1 subdivision plans by providing uniform procedures and standards Improving land records by establishing standards for surveys and plans. Securing adequate sites for recreation, conservation, scenic and other open space purposes. Safeguarding the interests of the public, the homeowner, the subdivider and the Borough. 2

7 In SECTION GENERAL SUBMISSION PROCEDURES 211 ak&;~h Plan. Review materials and fees may be submitted to the Designated Borough Official (D.B.O.) for discussion with the Borough Planning Commission as to the suitability of a parcel of land for a specific subdivision or land development use and for direction or advice from the Borough Planning Commission. The feasibility review materials shall be submitted to the Borough Engineer and the Joint Planning Commission for review P J 2 p-. Plans, supplementary data, and fees shall be submitted to the D.B.O. for distribution to various review bodies. All reviews shall be submitted to the Borough Planning Commission which shall review the plan and recommend action to the Borough Council. The Borough Council shall take action and advise the applicant in writing of their decision. 213 Final pllan. Plans, supplementary data, and fees shall be submitted to the D.B.O.for distribution to various review bodies. Unless an extension has been granted in writing from the Borough Council, the final plan shall be submitted within two (2) years of preliminary plan approval. All reviews shall be submitted to the Borough Planning Commission which shall review the plan and recommend action to the Borough Council. The Borough Council shall take action on the plan and advise the applicant in writing of their decision. As a condition of approval, the applicant shall enter into improvement and maintenance agreements with the Borough Council. No permits shall be issued until said agreements have been executed and secured to the satisfaction of the Borough Solicitor and until the approved final plan has been recorded in the Lehigh County Recorder of Deeds Office. 220 SKETCH PLAN SUBMISSION 221 Sketch plan maps and materials may be submitted for proposed subdivisions and land developments, for purposes of discussion between the Borough Planning Commission and the developer, and for the review of the Joint Planning Commission of Lehigh-Northampton Counties. 222 Seven (7) copies of all sketch plan maps and materials as set forth in Section 310, shall be submitted to the D.B.0. 3

8 223 The D.B.O. shall refer three (3) copies of sketch plan maps and materials to the Borough Planning Commision for its review and recommendations. 224 The D.B.O. shall refer one (1) copy of sketch plan maps and materials to the Borough Engineer for review and recommendations. 225 The D.B.O. shall refer one (1) copy of sketch plan maps and materials to the Joint,Planning Commission for review and recommendations. 230 SKETCH PLAN REVIEW 231 When sketch plan maps and materials have been submitted to the Borough Planning Commission, the data presented will be reviewed by that body at its next regular meeting, provided that submission has occurred no less than fourteen (14) days prior to such scheduled meeting. 232 The Borough Planning Commission shall review the data to determine the development potential of the site. The general development concepts of the developer will be reviewed to determine their compatibility with relevant plans and ordinances. Also, the sketch plan stage is designed to offer the developer an opportunity to informally discuss his plans for the proposed subdivision or land development with the Borough Planning Commission. 233 No recommendations shall be made by the Borough Planning Commission until the Commission has received and considered the written report of the Joint Planning Commission of Lehigh Northampton Counties or until forty-five (45) days have passed from the date that the plans were forwarded to the JPC. 234 Within sixty (60) days of submission of sketch plan maps and materials to the Borough Planning Commission, the Commission shall make any recommendations to the developer which it deems necessary or advisable in the public interest in order to provide an acceptable subdivision or land development plan for the site. Within fifteen (15) days after such meeting, the Secretary of the Planning Commission shall send written notice of the Commission's recommendations to the following: The developer or his representative; The Borough Council; The D.B.O. 4

9 234.4 The Borough Engineer. 240 SUBMISSION OF THE PRELIMINARY PLAN 241 Preliminary Plans and all supplemen ary data for a1 proposed subdivisions and land developments shall be submitted to the D.B.O Official su,bmi sion of a Preliminary Plan to the D.B.O. by a deve oper shall comprise: Seven (7) copies of a completed &JiL J&3.k.w Q Sub_d.lv.lslan J2.JAnEans; Submission of seven (7) clear and legible white paper prints of the Preliminary Plan which shall fully comply with the provisions of this Ordinance as set forth in Section Submission of five (5) copies of all required supplemental information as set forth in Section The D.B.O. shall refer preliminary plan subniission materials to the various review bodies as follows: One (1) application, three (3) plan prints, and one (1) copy of the supplemental information to the Borough Planning Commission; One (1) application, one (1) plan print, and one (1) copy of the supplemental information to the Borough Engineer; One (1) application, one (1) plan print, and one (1) copy of the supplemental information to the Borough Council; One (1) application, one (1) plan print, and one (1) copy of the supplemental information to the Joint Planning Commission of LehighT Northampton Counties; One (1) application and one (1) plan print and one (1) copy of the supplemental. information to the D.B.O. Whenever a proposed subdivision or land development is locz led adjacent to another municipality, one (1 application and one (1) plan print shall be referred to that municipality. 5

10 250 REVIEW OF PRELIMINARY PLAN 251 By the Borough Planning Commission When a Preliminary Plan submitted, such plan sh has been officially 11 be placed on the agenda of the Planning Commission for review at its next regular monthly meeting, provided that such official submission has occurred no less than fourteen (14) calendar days prior to such regular meeting. The Planning Commission may hold a Public Hearing on the Preliminary Plan at this time The Planning Commission shall review the Preliminary Plan to determine its conformance with the standards contained in this Ordinance and other applicable Borough ordinances, and shall require or recommend such changes and modifications as it deems necessary No action shall be taken by the Borough Planning Commission with respect to a Preliminary Plan until the Borough Planning Commission has received and considered the written report of the Joint Planning Commission provided, however, that if the Joint Planning Commission shall fail to report thereon within forty-five (45) days after receipt of a Preliminary Plan, then the Borough Planning Commission may officially act without having received and considered such report Within sixty (60) days after submission of the Preliminary Plan, the Planning Commission shall recommend to the Borough Council, in writing, that the Preliminary Plan be approved, conditionally approved, or disapproved together with the documented findings upon which the recommendations are based. 252 By the Borough Council Within ninety (90) days following the date of the regular meetin'g of the Planning Commission next 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, conditionally approving or disapproving the Preliminary Plan. The exception to this procedure shall 6

11 n n n n n 0 II u 0 R II n 8 L1 u IrJ n 264 occur when a Planning Commission meeting is not scheduled within thirty (30) days of the date of the application. In such cases the actions by the Borough Council shall be within one hundred-twenty (120) days of the date of the application. The Borough Council, in all cases, shall document the action and the findings on which it is based within fifteen (15) days of the action to: the applicant; the D.B.O.; 260 SUBMISSION OF THE FINAL PLAN the Borough Planning Commission; and, the Borough Engineer. 261 Unless an extension has been granted in writing from the Borough Council, a Final Subdivision or Land Development Plan and all required supplemental data shall be submitted to the D.B.O. within twenty-four (24) months after approval of the Preliminary Plan. An extension of time may be granted by the Borough Council upon written request. Otherwise, the plan submitted may be considered as a new Preliminary Plan. 262 The Final Plan shall conform in all significant respects to the Preliminary Plan as previously reviewed by the Borough Planning Commission and approved by the Borough Council and shall incorporate all modifications required by the Borough Council in its Preliminary Plan approval. The Borough Planning Commission may, however, accept a Final Plan modified so as to reflect any substantial changes which have occurred on the site of the proposed subdivision, or in its surroundings, since the time of Preliminary Plan Review. 263 The Final Plan may be submitted in sections or stages each covering a reasonable portion of the entire proposed subdivision as shown on the reviewed Preliminary Plan, in accordance with the regulations set forth in Section 320. In the case of the Final Subdivision or Land Development Plan which is to be submitted in sections or stages over a period of years, the time between submission of application for final approval of each stage or section shall be no greater than twelve (12) months. Official submission of a Final Plan to the D.B.O. by a developer shall comprise: 7

12 264.1 Seven (7) copies of a completed -1- u t fqll&yiatpf.eina.l Submission of seven (7) clear and legible white paper prints of the Final Plan which shall fully comply with the provisions of this Ordinance as set forth in Section 332; Submission of five (5) copies of all required supplemental information as set forth in Section The D.B.O. shall refer Final Plan submission materials to the various review bodies as follows: One (1) application, three (3) plan prints, and one (1) copy of the supplemental information to the Borough Planning Commission; One (1) application, one (1) plan print, and one (1) copy of the supplemental information to the Borough Engineer; One (1) application, one (1) plan print, and one (1) copy of the supplemental information to the Borough Council; One (1) application, one (1) plan print, and one (1) copy of the supplemental information to the Joint Planning Commission of Lehigh- Northampton Counties REVIEW OF FINAL PLAN The D.B.O. shall retain one (1) application, one (1) plan print, and one (1) copy of the supplemental information for the files Whenever a proposed subdivision or land development is located adjacent to another municipality, one (1) application and one (I) plan print shall be referred to that municipality. 271 By the Borough Planning Commission When a Final Plan has been submitted, such plan shall be placed on the agenda of the Planning Commission for review at its next regular monthly meeting, provided that such official submission has occurred no less than fourteen (14) calendar days prior to such regular meeting. The Planning Commisison may 8

13 n n n n n I n 0 0 R II I1 H U U hold a Public Hearing on the Final Plan at this time The Planning Commission shall review the 0 Final Plan to determine its conformance with the standards contained in this Ordinance and other applicable Borough ordinances and shall require or recommend such changes and modifications as it deems necessary No action shall be taken by the Borough Planning Commission with respect to a Final Plan until the Borough Planning Commission has received and considered the written report of the Joint Planning Commission or until forty-five (45) days have passed from the date thattheplanswere forwardedtothe JPC Within sixty (60) days after submission of the Final Plan, the Planning Commission sha1.1 recommend to the Borough Council, in writing, that the Final Plan be approved, conditional ly approved or disapproved, together with the documented findings upon which the recommendation is based. 272 By the Borough Council Within ninety (90) days following the date of the regular meeting of the Planning Commission next 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, conditionally approving or disapproving the Final Plan. The exception to this procedure shall occur when a Planning Commission meeting is not scheduled within thirty (30) days of the date of the application. In such cases, the action by the Borough Council shall be within one hundred-twenty (120) days of the date of the application. The Borough Council, in all cases, shall document the action and the findings on which it is based within fifteen (15) days of the action to: the developer or his representative; the D.R.O.; the Borough Planning Commission; 9

14 280 RECORDING OF THE FINAL PLAN the Borough Engineer. 281 After completion of the procedures set forth in Section 530 and after the Final Plan is approved by the Borough Planning Commission and the Borough Council, seven (7) paper prints and one (1) reproducible sepia copy of the Final Plan shall be endorsed by the Borough Council and the Planning Commission. The signature of the JPC shall also be placed on the plans indicating JPC review of the plans. 282 After the plan has been endorsed by the Borough Planning Commission, the Borough Council, and the Joint Planning Commission, the plan shall be filed at the Lehigh County Recorder of Deeds office by the applicant. 283 After the plan has been endorsed as per the requirements of Section 281, two prints of the plan shall be retained by the D.B.O. One print shall be forwarded by the D.B.O. to each of the following: the applicant, the Borough Solicitor, the Borough Engineer and the Joint Planning Commission. 290 PLANS EXEMPTED FROM STANDARD PROCEDURES (MINOR SUBDIVISIONS) 291 In the case of any proposed residential subdivision or lot boundary adjustment which does not, and will not in the future, involve more than a total of three (3) lots including the remaining parcel and does not involve the provision of any new street or easement for access (i.e. one in which all proposed lots will have frontage on an existing public street), the following procedure shall be followed: The applicant shall prepare a submission meeting the requirement of Section The submission shall be processed according to the procedures contained in Section Upon approval of the plan, the subdivision shall be recorded according to the procedures contained in Section

15 SECTION 300 SUBMISSION AND DRAWING REQUIREMENTS 310 SKETCH PLAN. Submission and Drawing Requirements Leraxlrag EegniJxngnLa. The Sketch Plan may be a freehand drawing at a scale of not less than one inch equals one hundred (100) feet with approximate dimensions and should include: Property boundaries (may be obtained from County Tax Map or similar sources) Topographic contours at ten (10) foot intervals from available data (may be obtained from the United States Geological Surveys) and other prominent physical features Proposed lot and street layout with dimensions of lots and proposed widths of street rights-of-way to the nearest foot Site data including: acres of entire tract; number of lots; zoning of area; and general area of signif*cant tree masses Magnetic north point Appropriate scale Name of subdivision A location map showing the general location of the subdivision in relation to adjacent properties, roads and streams. PRELIMINARY PLAN. Submission and Drawing Requirements. 321 SnhmiaaLera B9gnirenenks. The Preliminary Plan Application shall be accompanied by, but not limited to, the following: Plan: Seven (7) copies of clear and legible white paper prints of the Preliminary Plan. 11

16 I Application Form: One (1) copy of "Application for Subdivision Approval". (Blank forms will be furnished by the D.B.O.) Review Fee: The review fee as referred in Section 620 shall be paid to the D.B.O. at the time of the preliminary plan submission. Certification of Public Water System: The developer shall submit two (2) copies of a letter from the Authority which states that the Authority can adequately serve the subdivision. Certification of Public Sewerage: The developer shall submit two (2) copies of a letter from the Authority which certify that the Authority can adequately serve the subdivision. The following additional data shall be submitted upon request of the Borough Planning Commission or Borough Council: , Subsurface conditions of the tract. Drainage plan which shows existing and proposed storm sewers, culverts, natural water courses, drainage easements, and existing and proposed topographic contours. Profile drawings of proposed streets which show existing and proposed grades. Typical cross-sections of proposed streets. Water system and/or sewage disposal system plan(s). Traffic study that provides certain information as requested by the Borough Planning Commission and Borough Engineer. The traffic study shall be prepared by a Traffic Engineer. 322 I)rsbl.in_s- : The preliminary plan shall be in accordance with and show the following: 12

17 n n n n n I] n n n R u n kl I u u L.I The plan shall be at a scale of not less than one-hundred (100) feet to the inch. Proposed subdivision name or identifying title. Municipality in which subdivision is located. North point, graphic scale and date. Name, seal and certification of the registered engineer or surveyor responsible for the plan and qualified to do such work according to Pennsylvania Act No. 367 of 1945 as amended. A signed statement that the applicant is the owner, equitable owner or authorized by the owner to make application for the land proposed to be subdivided. The owner's address must be included with the signed statement. Site data including: Total acreage of tract Number of lots proposed Lineal feet of new streets proposed Type of water supply system Type of sewage disposal system. Zoning district. Tax map sheet, block and lot numbers from county records. Deed book and page reference. A location map at a scale not less than one thousand (1,OOO) feet to the inch showing:

18 ~ ~~ Relation of tract to adjoining property. Related road and highway system within one thousand (1,000) feet of subdivision Mun i c i pa 1 boundaries within one thousand (1,000) feet of subdivision Zoning districts within one thousand (1,000) feet of subdivision Water courses. Tract boundaries showing bearings and distances. The traverse shall ' have an area of closure of not more than one (1) in five thousand (5,000). The survey should tie into the nearest USGS monument if practicable. Contours at vertical intervals of two (2) feet for land with an average slope of five (5) percent or less, or vertical intervals of five (5) feet for more steeply sloping land. Datum to which contour elevations refer and where reasonably practicable shall be to known established elevations. All existing property lines and the names of owners of immediately adjacent unplatted land; the names of existing or proposed subdivisions immediately adjacent ; the deed book and page reference for adjacent land. All existing water courses or bodies, significant tree masses and other significant features such as: rock outcrops, slag piles, quarrying holes, springs and swampy areas. Locate all trees over six (6) inches in diameter if sparsely scattered. 14

19 A l l existing buildings, sewer and water mains, culverts, petroleums or petroleum products lines, gas lines, transmission lines, fire hydrants, and other significant man-made features. The size and type of material of such features shall be indicated on the plan. A l l existing streets, easements, and rights-of-ways within the subdivision and within two hundred (200) feet of any part of the tract. Location and width of all proposed streets, alleys, rights-of-ways and easements; lot lines with dimensions in feet; proposed minimum setback lines; public areas and parcels proposed to be dedicated or reserved for public uses. Existing and proposed street names. Where the preliminary plan covers only a part of the subdivider's entire holding, a sketch plan shall be submitted of the prospective street layout for the remainder of the tract. The full plan of proposed development, including: Utility easement locations; Lot lines with approximate dimensions; A statement of the intended use of all nonresidential lots and pa r ce 1 s ; Lot numbers and the lot size in square feet or acres for each lot. 15

20 I 330 FINAL PLAN SUBMISSION AND DRAWING REQUIREMENTS Submission Reauirements: The final plan shall be accompanied by the following Plan. Seven (7) copies of clear and legible white paper prints of the final plan Application Form. One (1) copy of "Application for Approval". (Blank forms will be furnished by" the D.B.O. upon request. ) Appropriate Fee. The review fee as referenced in Section 620 shall be paid to the D.B.O. at the time of the final plan submission Improvements Agreement. One (1) copy of all agreements to be executed by the developer and Borough, pursuant to the requirements of Section Security. A letter from the Borough Solicitor indicating that all financial security required by Section 500 has been provided and is adequate A copy of the Department of Environmental Resources acceptance or approval of the planning module. 332 Plan Drawins Reauirements: The Final Plan shall be in accordance with and show the following: The plan shall be on sheets of one of the following sizes: Fifteen (15) inches by twenty-one (21) inches Twenty-four (24) inches by thirtysix (36) inches Thirty (30) inches by forty-two (42) inches The final plan shall be at a scale of not less than one hundred (100) feet to the inch Name under which the subdivision is to be recorded. Latest source of title (deed book volume and page) of the land. 16

21 , ' Municipality in which subdivision is located. The registered professional engineer or surveyor responsible for the plan and qualified to do such work according to Pennsylvania Act No. 367 of 1945 as amended shall certify that the plan is correct and that the monuments described on it have been placed as described. He shall affix his name and seal. A notarized statement to the effect that the applicant is the owner or equitable oher of the land to be subdivided and that the subdivision shown on the final plan is made with his or their free consent and that it is desired to record the same. Site data including: Total acreage of the tract Number of lots Lineal feet of new streets Type of water supply Type of sewage disposal Zoning district Tax Map lot and block numbers from county records Deed book and page reference A location map for the purpose of locating the site to be subdivided at a scale of not less than one thousand (1,000) feet to the inch showing: Relation of the tract to adjoining property Related road and highway system within one thousand (1,000) feet Municipal boundaries within one thousand (1,000) feet of the subdivision Zoning districts within one thousand (1,000) feet of the subdivision.

22 Watercourses North point, graphic scale and date. Boundaries of the tract showing bearings and distances and having an error of closure of not more than one in five thousand (5,000). All bearings and distances shall be indicated outside the boundary line not inside with the 1 o t d imen s i on s. Location and width of all streets, alleys, rights-of-way, easements, and lot lines with dimensions in feet and hundredths of a foot; minimum setback lines for every street; public areas and parcels of land to be dedicated to public use. Sufficient data to determine readily the location, bearing and length of every street, lot and boundary line and to reproduce such lines upon the ground. For curved boundaries and all curves on the plan, sufficient data should be given to enable the reestablishment of the curves. The curve data should include the following: Point of curvature Point of tangency Tangent distance Radius of curve Degree and length of curve Angle of curve by arc definition. Lots and blocks within a subdivision shall be numbered. The total number of lots shall be included in a statement block on the plan. Names of streets within and adjacent to the subdivision shall be shown. Excepted parcels shall be marked "not included in this plat" and the boundary completely indicated by bearings and distances. The names of owners of immediately adjacent unplatted land; the names of existing or proposed subdivisions immediately adjacent, 18

23 and locations and dimensions of any streets or easements shown thereon, which abut the land to be subdivided; the deed book and page reference; the tax map, block and lot number s, If the subdivision proposes a new access point to a state Legislative Route, the highway occupancy permit from PennDOT shall be attached. A signature block for certification of approval of the plan by the Borough Planning Commission and the Borough Council. A signature block for certification of review of the plan by the Joint Planning Commission, Space shall be left along with lower edge of the sheet, in order that the County Recorder of Deeds may acknowledge receipt and recording of the plan when it is presented The location of monuments as required by Section 521. Traffic improvements as may be required by the recommendations of a traffic study. A typical s,treet cross section with appropriate dimensions. 340 PLAN EXEMPTED FROM STANDARD PROCEDURE (under Section 290) SUBMISSION AND DRAWING REQUIREMENTS 341 Submission Reauirements: The final plan shal.1 be accompanied by the following Plan. Seven (7) copies of clear and legible white paper prints of the final plan Application Form. One (1) copy of "Application for Approval". (Blank forms w i l l be furnished by the D.R.O. upon request. ) Appropriate Fee. The review fee as referenced in Section 620 shall be paid to the D.B.0 at the time of the final plan submission. 19

24 342 Plan Drawins Reauirements: The Final Plan shall be in accordance with and show the following: The plan shall be on sheets of one of the following sizes: Fifteen (15) inches by twenty-one (21) inches Twenty-four (24) inches by thirtysix (36) inches Thirty (30 inches by forty-two (42) inches. The final plan shall be at a scale of not less than one hundred (100) feet to the inch. Name under which the subdivision is to be recorded. Latest source of title (deed book volume and page) of the land. Municipality in which subdivision is located. The registered professional engineer or surveyor responsible for the plan and qualified to do such work according to Pennsylvania Act No. 367 of 1945 as amended shall certify that the plan is correct and that the monuments described on it have been placed as described. He shall affix his name and seal. n n U H il 20 rl

25 n A notarized statement to the effect that the applicant is the owner or equitable owner of the land to be subdivided and that the subdivision shown on the final plan is made with his or their free consent and that it is desired to record the same Site data including: Total acreage of the tract Number of lots Type of water supply 'Type of sewage disposal Zoning district Tax Map lot and block numbers from county records A location map for the purpose of locating the site to be subdivided at a scale of not less than one thousand (1,000) feet to the inch showing: Relation of the tract to adjoining property North p Related road and highway system within one thousand (1,000) feet. Municipal boundaries within one 'thousand (1,000) feet of the subdivision. Watercourses. int, graphic scale and date Boundaries of the tract showing bearings and distances and having an error of cl.osure of not more than one in five thousand (5,000). All bearings and distances shall be indicated. outside the boundary line not inside with the 1 ot dimensions Location and width of all streets, alleys, rights-of-way, easements, and lot lines with dimensions in feet and hundredths of a foot; minimum setback lines for every street; public areas and parcels of land to be dedicated to public use. 21

26 Sufficient data to determine readily the location, bearing and length of every street, lot and boundary line and to reproduce such lines upon the ground For curved boundaries and all curves on the plan, sufficient data should be given to enable the reestablishment of the curves. The curve data should include the following: 342,131 Point of curvature Point of tangency Tangent distance Radius of curve <Degree of curve Angle of curve by arc definition, Lots and blocks within a subdivision shall be numbered Names of streets within and adjacent to the subdivision shall be shown Excepted parcels shall be marked "not included in this plat" and the boundary completely indicated by bearings and distances The names of owners of immediately adjacent unplatted land; the names of existing or proposed subdivisions immediately adjacent, and locations and dimensions of any streets or easements shown thereon, which abut the land tobe subdivided; the deed book and page reference; the tax map, block and lot number If the subdivision proposes a new access point to a state Legislative Route, the highway occupancy permit from PennDOT shall be attached A signature block for certification of approval of the plan by the Borough Planning Commission and the Rorough Council A signature block for certification of review of the plan by the Joint Planning Commission Space shall be left along with lower edge of the sheet, in order that the County Recorder 22

27 of Deeds may acknowledge receipt and recording of the plan when it is presented The location of monuments as required by Section

28 SECTION 400 DESIGN STANDARDS APPLICATION 411 The design standards and requirements outlined in this section will be utilized by the Borough Planning Commission and the Borough Council in determining the adequacy of all plans for proposed subdivisions and land developments. 412 Development shall be planned, reviewed, and carried out in conformance with all municipal, state, and other applicable laws and regulations. 413 Whenever other municipal ordinances or regulations impose more restrictive standards and requirements than those contained herein, such other governmental regulations shall be observed. GENERAL STANDARDS 421 Land shall be suited to the purpose for which it is to be subdivided. Land with unsafe or hazardous conditions such as open quarries, unconsolidated fill, steep slopes, or flood prone areas shall not be subdivided unless the subdivision plan provides for adequate safeguards which are approved by the Borough Planning Commission and the Borough Council. 422 Consideration shall be given to applicable provisions of the Borough Comprehensive Plan and the JPC'a g,lan izx liehigh ard mlthamp_tm - I emphasizing future school sites, recreation sites, water supply and sewage treatment systems, highway alignments and other public facilities. However, consideration must be given to the need for the facilities and utilities mentioned above whether or not they are proposed as part of a comprehensive plan. 423 The use of the land in proposed subdivisions shall conform to the Borough Zoning Ordinance. 424 The development of the proposed subdivision shall be coordinated with adjacent existing development so that the area, as a whole, may develop harmoniously. STREET DESIGN

29 n n Street Plan. Proposed streets shall be properly related to the road and highway plans of the State, County, and Borough. Through Traffic. Local residential streets shall be laid out to discourage through traffic, but provisions for street connections into and from adjacent areas will be generally required. Stub Streets. To provide an integrated street system, all stub streets of abutting subdivisons shall be incorporated into the street system of the plan submitted by means of extension, cul-de-sac, or connection with proposed streets. No lots shall front on stub streets. Stub streets shall not exceed two hundred (200) feet in length. Dead-end Streets and Dead-end Alleys. Deadend streets and dead-end alleys shall not be permitted.. Cul-de-sac Streets. Permanent cul-de-sac streets of not over six hundred (600) feet in length may be permitted and must be provided with a right-of-way at the turnaround of forty-five (45) feet radius or more and the curb radius must be forty (40) feet or more. Half Streets. Half streets shall not be permitted except when required to complete a half street already in existence. 432 Eight-of-my and BJ&HXLY altanda&. Minimum street right-of-way and cartway widths shall be as follows: No. and Street Right- No. and Width Cla- *i&m ofrwav Traff.iclGanles Width of l2x!$*unm Cartway Wiahh Expressway Arterial Collector Local (As determined by the Pennsylvania Dept. of Transportation) (As determined by the Pennsylvania Dept. of Transportation) 60 ' 10' 8' paved 36' parking lanes 50' 10' 10' paved 30' parking lane 25

30 TYPICAL STREET CROSS SECTIONS BOROUGH OF MACUNGIE I4 1 Right-of. LOCAL STREET -way 50 ' b I 16" base course 2.5 I' surf ace course fety strip curb & sidewalk COLLECTOR STREET Right-of-way 6" base course 2.5" surface course 6 Lgrass safety strip 26 I.

31 Intersection. Intersections of local streets with collector streets shall be kept to the minimum Number of Streets at Intersection. No more than two (2) streets shall intersect at one point Angle of Street Intersections. Streets shall intersect at ninety (90) degrees, except where this may be impractical. Angles of less than ninety (90) degrees may be designed, subject to the approval of the Borough Planning Commission. 433 :4 Centerlines of Intersecting Streets. Two streets intersecting from opposite s,ides shall intersect at their centerlines, or their centerlines shall be offset at least one hundred-fifty (150) feet Curbs at Intersections. At all street intersections, curbs shall have a radius equivalent to the distance from the face of the curb to the street right-of-way measured at right angles. In cases where this distance is varied, the lesser of the two distances is to be used as the radius length. w w u w n _ m _ e n _ t Horizontal Curves. To ensure adequate sight distances, when street centerlines deflect more than five (5) degrees, connection shall be made by horizontal curves. The minimum centerline radii for local streets shall be one hundred-fifty (150) feet and of all other streets shall be three hundred (300) feet. A minimum tangent of one hundred (100) feet shall be required between curves and between a curve and street intersection Vertical Curves. Vetical curves shall be used at changes of grade exceeding one percent and shall be designed to provide minimum sight distances of two hundred (200) feet for local streets and three hundred (300) feet for all other streets. wu m. Centerline grades shall not exceed twelve (12) percent for local streets, eight (8) percent for collector streets, and six (6) percent for 27

32 arterial streetg. A minimum grade of one (1) percent shall be maintained for all streets. 436 Intersections shall be approached on all sides by leveling areas. Such leveling areas shall have a minimum length of seventy-five (75) feet (measured from the edge of the cartway of the intersecting road), within which no grade shall exceed a maximum of four (4) percent. 437 streek m. A street that is an extension of an existing street shall have the same name as that existing street. There shall be no duplication of street names within the Borough. Names are subject to approval by the Borough. 440 BLOCK AND LOT STANDARDS 441 UQS~ -a. The length of blocks shall not exceed one thousand six-hundred (1,600) feet nor less than five hundred (500) feet. 442 urn. Blocks shall be wide enough to provide for two tiers of lots having a depth which complies with existing zoning ordinance requirements. 443 Bedeahrian CKQSSM~LL~S. Where blocks exceed one thousand (1,000) feet in length, pedestrian rights-ofway of not less than ten (10) feet in width shall be provided where needed for adequate pedestrian circulation. Paved walks of not less than five (5) feet in width shall be placed within the pedestrian rights-of-way. 444 Fedqe - us. In the case of wedge-shaped lots, no lot shall be less than fifty (50) feet in width measured along the arc at the front street right-of-way 1 ine. 445 WBkg QL Bgygxse W g g h?p4s. Double or reverse frontage lots may be required to provide separation of residential development from arterial roads, or to overcome specific disadvantages of topography or other features of the proposed subdivision tract, 446 &g& us. Side lot lines shall be at right angles or radial to street lines. No lot shall be divided by a municipal boundary. 447 Front en &ba.k areet. All lots shall front on a public street. 28

33 450 EASEMENT STANDARDS Driveways. Driveways shall not be permitted to have direct access to state highways, unless authorized by the Pennsylvania Department of Transportation through issuance of a highway occupancy permit Unless otherwise specified in the Borough Zoning Ordinance, driveways shall be located a minimum of fifty (50) feet from street intersections, measured from the intersection of the street centerlines Driveway grades shall not exceed seven (7) percent Driveways shall intersect streets at right angles. Easements shall follow rear and side lot lines wherever practical and shall have a minimum total width of twenty (20) feet apportioned equally between abutting properties. They shall be designed so as to provide efficient installation of utilities. Public utility installations shall be so located as to permit multiple installations within the easements. 460 STORM DRAINAGE SYSTEMS 461 Storm drainage systems shall be provided in order to: Permit unimpeded flow of natural watercourses except as modified by stormwater detention facilities required by Section 463 or open channels pursuant to Section Ensure adequate drainage of all low points along the line of streets Intercept stormwater runoff along streets at intervals related to the extent and grade of the area drained Take surface water from the bottom of vertical grades, lead water from springs and avoid excessive use of cross-gutters at street intersections and elsewhere. 29

34 463.2 Whenever detention facilities are required under Section 463.1, facilities will be designed to provide that the peak runoff rate at all points of discharge from the site, when developed, will not exceed the peak runoff rate at each of those points prior to development unless existing or planned detention facilities located elsewhere in the same drainage basin will provide that the peak runoff rate from the drainage basin after the site is developed will not exceed the peak runoff rate prior to development Where detention facilities are included as part of the storm drainage system, the following provisions will apply: I Detention ponds shall be designed so that they return to normal conditions within approximate 1 y twenty-four (24) hours after the termination of the storm, unless the Borough Engineer finds that downstream conditions may warrant other design criteria for stormwater release The developer shall demonstrate that such ponds are designed, protected and located to assure that public safety is maximized and health problems are prevented The developer shall verify that the operation of the detention facilities will not aggravate potential downstream peaking conditions Emergency overflow facilities shall be provided for detention facilities to handle runoff in excess of design flows.. 35 If the lands of the proposed land development will remain in common ownership, the developer shall provide written assurances to the Borough that the detention ponds will be properly maintained If the lands of the proposed land development will be conveyed to two or more separate owners, the developer shall provide written 32

35 assurances to the Rorough that the detention ponds will be properly maintained, or dedicate the land on which the detention ponds are located to the Borough which shall then be responsible for maintaining the detention ponds. Storm drainage, systems required by this ordinance shall be designed to provide protection from a ten (10) to one hundred (100) year storm as determined by the Borough Planning Commission. A ten (10) year design storm would be appropriate where a storm in excess of the design storm would have minor impact such as inconvenience to traffic on local streets. A twenty-five (25) year design storm would be appropriate where a storm in excess of the design storm would cause major inconvenience to people and traffic in high use areas such as business districts and major highways. A one hundred (100) year design storm would be appropriate where a storm in excess of the design storm would cause damage to existing or future structures or their contents. Stormwater runoff from watersheds of two hundred (200) or less acres shall be calculated by the rational method as described in Manual Number 37 of the American Society of Civil Engineers. The rational method of runoff calculation is explained in Appendix A. Stormwater runoff from watersheds of more than two hundred (200) acres shall be calculated using the soil cover complex method developed by the Soil Conservation Service or other appropriate method acceptable to the Borough Engineer. The Manning equation explained in Appendix A shall be used in calculating capacities of watercourses and storm sewersf except culverts which shall be designed using methods acceptable to the Rorough Engineer. Complete detailed drainage calculations and applicable charts and nomographs certified by the design engineer shall be submitted to the Borough Engineer. 33

36 Hydrograph models, such as the Soil Conservation Services Soil Cover Complex Method, shall be used as the method of computation for the design of stormwater detention facilities.... Inlets shall be designed and located to prevent hazardous conditions for vehicles, bicycles or pedestrians. 470 UNDERGROUND UTILITIES AND UTILITY EASEMENTS 471 In accordance with the Pennsylvania Public Utility Commission Investigation Docket No. 99, as amended from time to time, all electric utility distribution lines shall be installed underground in subdivisions or land developments of five (5) or more dwelling units. In addition, the following design requirements shall be observed: TREE PRESERVATION AND PLANTING Established public utility and state and federal governmental agency design standards shall be observed in preparing the utility plan. Plans should be prepared in cooperation with the appropriate utility. Utility lines to be installed within street rights-of-way shall be located according to Borough or Borough Authority requirements. Whenever practicable, telephone and cable TV utilities shall be installed underground in connection with the installation of electric uti1 ity distribution 1 ines. Street lighting, where required, shall be provided at. each intersection of the development and at intervals not to exceed three hundred fifty (350) feet between intersections. Utility lines shall be installed at the rough grade phase of construction. Utility lines shall be installed according to their depth, with the utility line installed at the greatest depth being installed first. 481 Trees six (6) inches or more in diameter (measured at a height four and one-half (4 1/2) feet above grade) shall not be removed unless they are located within the proposed cartway or sidewalk portion of a street rightof-way, or within fifteen (15) feet of the foundation area of a new building. Areas in which trees are 34