The purpose of the preliminary plan is to achieve
formal approval of the overall development scheme proposed in order
to minimize the need for any revisions of final plans.
A.
Preliminary plan submission required.
B.
Required submission.
(1)
The applicant shall file with the Township Administrator
by the 15th day of the month prior to the
regularly scheduled Planning Commission meeting at which the plans
will be received, the following items:
(2)
Request the appropriate application form from the Township Office.
[Amended 4-26-2018 by Ord. No. 2018-06]
(3)
Request the checklist from the Township Office.
[Amended 4-26-2018 by Ord. No. 2018-06]
(4)
The applicant is required to forward plans to the
following agencies and obtain their comments prior to preliminary
plan approval:
(5)
Additional provisions.
C.
Initial actions by the Administrator.
(1)
The Administrator shall review the submission items
filed against a checklist for completeness and shall report such review
to the Commission at its next regularly scheduled meeting.
(2)
The Administrator shall forward copies of the preliminary
plan and supportive documents to the following agencies and persons
for review, prior to the next regularly scheduled meeting of the Township
Planning Commission:
[Amended 2-19-2004 by Ord. No. 2004-3]
|
Agency or Person to Receive Copies
|
Copies of Preliminary Plan
|
Copies of Supportive Documents
| |
|---|---|---|---|
|
Township Engineer
|
1
|
1
| |
|
Sewage Enforcement Officer
|
1
|
1
| |
|
EAT Volunteer Fire Department
|
1
|
-
|
D.
Determination of completeness by Commission.
(1)
The Commission shall review the preliminary plan submission
at its first regularly scheduled meeting after the submission is properly
filed to the Administrator to determine if the submission is complete.
(2)
If the Commission determines that the submission is incomplete, as filed, the Commission shall not accept the submission, indicating the deficiencies, and shall return the fee and the materials listed in Subsection C(4) to the applicant.
(3)
If the Commission determines that the submission is
complete, as filed, except for such additional number of plans and
sets of supportive documents that it may require.
(a)
The Commission may accept the submission as
being filed for review on the condition that the applicant shall file
such additional number of plans and sets of supportive documents to
the Administrator or appropriate agency or person within five days
from the date of such acceptance.
(b)
If so accepted, the Commission shall indicate
in its records that the submission has been so conditionally accepted
as being filed for review.
(4)
If the Commission determines that the submission is
complete, as filed, it shall accept the submission as being filed
for review and indicate in its records that the submission has been
so accepted.
E.
Review by Township Engineer.
(1)
Within 30 days from the date the Commission accepts
the plan for review (unless granted an extension by the Commission),
the Township Engineer shall review the engineering considerations
of the preliminary plan and prepare an initial report on such considerations
to the Commission.
(2)
The Township Engineer may make additional reports
and recommendations to the Commission and the Supervisors during review
of the plan.
F.
Review by Commission. Within 60 days from the date
the Commission accepts the preliminary plan for review (unless the
applicant grants a written extension of time for the entire Township
review of such submission), the Commission shall:
(2)
Determine whether the preliminary plan submission
meets the objectives and requirements of this chapter, other ordinances,
and statutes;
(3)
Review the preliminary plan submission with the applicant,
his agent, or representative and recommend any needed revisions so
that the submission will conform to this chapter, other ordinances,
and statutes; and
(4)
Recommend approval, conditional approval, or disapproval
of the preliminary plan submission in a written report to the Board
of Supervisors, specifying any recommended conditions for approval,
identifying any defects found in the application, describing any requirements
which have not been met, citing the provisions of any ordinance or
statute relied upon.
G.
Review by Board of Supervisors. The Board of Supervisors
shall:
(1)
Review the report of the Commission;
(2)
Review the report of all other reviewing agencies
received within 45 days from the date the submission was forwarded
to such agencies (the Supervisors may review the reports of such agencies
received after the forty-five-day period);
(3)
Determine whether the preliminary plan submission
meets the objectives and requirements of this chapter, other ordinances,
and statutes; and
(4)
Approve or reject the preliminary plan submission
within the time required by Pennsylvania Act 247 (as amended).[1]
|
[Currently, Act 247 (as amended) would require
the Board of Supervisors to act not later than 90 days following the
date of the first regular meeting of the Commission held after it
has accepted the submission as being filed for review; but in no case
shall the Supervisors’ decision be made later than 120 days
following the date the submission was accepted as being filed for
review, unless the applicant grants a written extension of time.]
|
[1]
Editor’s Note: See 53 P.S. § 10101
et seq.
(5)
If the Board of Supervisors approves the preliminary
plan subject to conditions, the applicant shall, at the time the Board
of Supervisors approve the preliminary plan subject to conditions,
either accept or reject said conditions, in writing. Failure of the
applicant to provide the written acceptance or rejection of conditions
at the time of the Board of Supervisors’ approval, will result
in automatic recession of the Board of Supervisors’ approval.
If the Board of Supervisors approve the preliminary plan, and the
applicant provides the aforementioned acceptance of the conditions,
the Township Secretary will so certify thereon. At least one certified
copy is to be retained in the Township file for certification referral,
and under no circumstances shall be altered, revised or defaced.
H.
Decision by Board of Supervisors.
(1)
The decision of the Board of Supervisors shall be
in writing and shall be communicated to the applicant personally or
by mail at his last known address not later than 15 days following
the decision.
(2)
Approval of the preliminary plan submission shall
constitute conditional approval of the subdivision or land development
as to the character and intensity, but shall not constitute approval
of the final plan or authorize the sale of lots or construction of
buildings.
(3)
When the preliminary plan submission is disapproved,
the decision shall specify the defects found in the submission, shall
describe the requirements which have not been met, and shall cite
the provisions of the statute or ordinance relied upon in each case.
(4)
Failure of the Board of Supervisors to render a decision
and communicate it to the applicant within the time and in the manner
required by Act 247 (as amended) shall be deemed an approval of the
plan as presented, unless the applicant has agreed in writing to an
extension of time or change in the prescribed manner of communication
of the decision.
I.
Development in stages.
(1)
If requested by the applicant, the Board of Supervisors
may permit the undertaking of the required improvements and the preparation
of the final plan to be completed in a series of sections or stages,
each covering a portion of the proposed subdivision as shown on the
preliminary plan.
(2)
If the final plan is to be filed in sections or stages,
each section or stage shall relate logically to proved continuity
of access, extenuation of utilities, and availability of amenities.
(3)
The Board of Supervisors shall approve both the boundaries
and configuration of stages or sections of a development.
J.
Final plan submission deadline.
(1)
An applicant shall file a final plan within five years
from the date of the approval of the preliminary plan by the Board
of Supervisors, unless an extension in writing has been granted by
the Board of Supervisors.
(2)
Failure to comply with this requirement shall render
the preliminary plan null and void, and a new preliminary plan shall
be submitted.
A.
B.
Drafting standards required for all plans.
(1)
Plans shall be prepared on a standard sheet of 12
inches by 18 inches, 18 inches by 24 inches, 24 inches by 36 inches
or 36 inches by 48 inches, except when the Commission approves of
other size plans.
(2)
All information shall be legibly and accurately presented.
(4)
All dimensions shall be set in feet and decimal parts
thereof, and all bearings shall be set in degrees, minutes and seconds.
(5)
Each sheet shall be numbered and shall show its relationship
to the total number of sheets. If match lines are employed, a legend
showing sheet relationship shall be provided.
(6)
Plans shall be so prepared and shall bear an adequate
legend to indicate clearly which features are existing and which are
proposed.
(7)
Where any revision is made, or when the plan is a
revision of a previously approved plan, dotted lines shall be used
to show features or locations to be abandoned and solid lines to show
the currently proposed features. Notations of revisions shall be dated.
(8)
The boundary line of the site shall be shown as a
solid heavy line.
C.
General information required on all plans.
(1)
Titled “Preliminary Plan.”
(2)
Sheet title (e.g., “Layout Plan”).
(3)
Name and location of subdivision or land development.
(4)
Graphic and/or written scales.
(5)
Date of plan and all subsequent revision dates.
(6)
Name and address, signature and seal to engineer’s statement (see Appendix C[1]) of the licensed engineer, surveyor, architect or landscape
architect responsible for the preparation of the plan.
[1]
Editor’s Note: Appendix C is included at the end of this chapter.
(8)
Owner’s statement of acknowledgment.
D.
Information required on all layout plans, grading
and storm drainage plans, utility plans, and erosion and sedimentation
plans.
(3)
Location of existing man-made features on the site
and within 100 feet from the site being subdivided or developed.
(a)
Streets and rights-of-way (including name and
right-of-way widths) on the site and on immediately adjacent tracts.
(b)
Existing lot layout on the site and on immediately
adjacent tracts.
(c)
Historic sites or structures, including name
and description.
(d)
Sewer lines, storm drains and culverts.
(e)
Bridges.
(f)
Utility easements, restrictive covenants, and
easements for purposes which might affect development.
(4)
Proposed features.
(a)
Layout of streets with center lines, cartways
and rights-of-way, and proposed names.
(b)
Layout of lots with identification number.
(c)
Building setback lines from all lot lines.
(d)
In nonresidential developments and planned residential
developments, the arrangement and use of buildings and parking areas,
with all necessary dimensions and number of parking spaces (elevations
and perspective sketches of proposed buildings are encouraged).
(e)
Rights-of-way, restrictive covenants, and easements
for all drainage, utilities, or other purposes which might affect
development.
(f)
Sidewalks and pedestrian paths.
(g)
Open space areas.
(h)
Recreation facilities.
(i)
Proposed monuments with reference to proposed
improvements.
(j)
The following items shall be shown on the plan
using the symbols shown:
 |
E.
Layout plan.
(2)
Owner’s statement of acknowledgement (see Appendix C[2]):
(a)
The owner shall acknowledge the statement contained in Appendix C before an officer authorized to take acknowledgements.
(b)
The seal of the notary public or other qualified
officer acknowledging the owner’s statement shall be impressed
to the plan.
[2]
Editor’s Note: Appendix C is included at the end of this chapter.
(3)
Approval/review signature blocks (see Appendix C) for:
(4)
Location map at a scale of one inch equals 2,000 feet
showing the relation of the site to adjoining properties, streets,
zoning district boundaries, and municipal boundaries within 1,000
feet.
(5)
Project summary list. The following information shall
be listed on the plan:
(a)
Total acreage of site.
(b)
Applicable zoning district(s).
(c)
Total number of lots in this development.
(d)
Density of dwelling units per acre.
(e)
Required lot size.
(f)
Proposed lot size, maximum, minimum and average.
(g)
Open space required.
(h)
Open space proposed.
(i)
Type of water systems.
(j)
Type of sanitary disposal systems.
(k)
Lineal feet of new road.
(l)
Deed source: volume and page.
(m)
Tax map: block and lot.
(n)
Required building setbacks.
(6)
Proposed features.
(a)
Approximate dimensions, and areas of lots expressed
in both square feet and acres.
(b)
Streets.
[1]
Cartway and right-of-way width.
[2]
Center line with bearings, distances, horizontal
curve data and stations corresponding to the profile.
[3]
Right-of-way and curblines with horizontal curve
radii at intersections.
[4]
Beginning and end of proposed construction.
[5]
Tie-ins by courses and distances to intersection
of all public roads, with their names and widths of cartway and right-of-way.
F.
Grading and storm drainage plan.
(1)
(2)
Street center line data and stations corresponding
to the profile.
(3)
Storm drainage.
(a)
Location and size of facilities with stations
corresponding to the profile.
(b)
Location of inlets with invert elevation of
flow line and grade at the top of each inlet.
(c)
Watershed areas for each drainage structure
or swale.
(d)
Property lines and ownership, with details of
easements where required.
(e)
Beginning and end of proposed construction.
(f)
Location of all other drainage facilities and
public utilities in the vicinity of storm drain lines.
(g)
Hydraulic design standards for culverts, bridge
structures and/or other storm facilities.
(4)
Location and size of proposed drainage swales.
G.
Utility plan.
(1)
If on-lot sanitary sewage disposal systems are being
proposed:
(b)
Proposed location of wells.
(c)
Proposed or typical location of dwelling.
(d)
Proposed location of subsurface disposal field
and alternate field both of which have been tested, and approved by
the Township.
(e)
Location of percolation test holes and soil
probe pit.
(f)
Permanent and seasonal high water table areas.
(2)
If centralized sanitary sewers are being proposed:
(a)
Location and size of line with stations corresponding
to the profile.
(b)
Location of manholes with invert elevation of
flow line and grade at the top of each manhole.
(c)
Property lines and ownership, with details of
easements where required.
(d)
Beginning and end of proposed construction.
(e)
Location of laterals.
(f)
Location of all other drainage facilities and
public utilities in the vicinity of sanitary sewer lines.
(4)
If on-lot water system is being proposed, location
of all wells (existing and proposed).
(5)
Street lighting.
H.
Erosion and sedimentation plan (if required by the
Commission).
J.
Sanitary sewer and storm drain profiles.
(1)
Profile of existing ground surface with elevations
at top of manholes or inlets.
(2)
Profile of storm drain or sewer showing type and size
of pipe, grade, cradle, manhole, and inlet locations, and invert elevations
along flow line.
(3)
All line crossings of other utilities.
(4)
Invert elevations along flow line at manholes, inlets,
and at line crossing of other utilities.
A.
General information.
(1)
All private deed restrictions or covenants already
imposed or to be imposed as a condition to sale.
(2)
Map of all property holdings of the owner within 1,000
feet of the proposed subdivision, indicating the site of proposed
subdivision. A sketch plan of a proposed road system with any property
holdings contiguous to the proposed subdivision.
B.
Certification of centralized water system. If water
service is to be provided by means other than by private wells owned
and maintained by the individual owners of lots within the subdivision
or land development, the applicant shall present evidence to the Township
that the subdivision or land development is to be supplied by a certified
public utility, a bona fide cooperative association of lot owners,
or by a municipal corporation, authority or utility, as permitted
by the Township. This evidence shall include a copy of one or more
of the following as appropriate:
C.
Certification of a centralized sewage disposal system.
(1)
Public. If the subdivision or land development is
to be served by an existing sewer company or authority, the developer
shall submit a copy of a letter from the company or authority which
states that the company or authority can adequately serve the subdivision
and which states any conditions required by the company or authority
for the provision of services.
(2)
Private. If the subdivision or land development is
to be served by a private centralized sewage disposal system, the
developer shall submit a copy of a completed Planning Module for Land
Development.
D.
Certification of on-lot sewage system. When the subdivision
or land development is to be served by individual on-lot sewage disposal
systems the developer shall submit a copy of a completed Planning
Module for Land Development.
E.
Storm drainage calculations. All calculations (which
shall be in accordance with Appendix D[1]) relating to facilities appearing on the grading and storm
drainage plan and the erosion and sedimentation plan shall be submitted
for review by the Township Engineer.
[1]
Editor’s Note: Appendix D is included
at the end of this chapter.
F.
Development statement and schedule. A statement setting
forth in detail the character of the improvements the applicant proposes
to make on the property to be developed and a development schedule
indicating the approximate date when construction can be expected
to begin and be completed.
G.
Highway occupancy permit. A highway occupancy permit
approved by PennDOT for access to any adjoining state highway. Written
comments indicating approval of occupancy permits at locations designated
on submitted plans.
