This article shall apply only to the following:
A.
The subdivision, as defined herein, of any number of lots which have
frontage on an existing public or private street, and which does not
involve the creation or extension of a public or private street or
the creation or extension of any other public improvements, as defined
herein; or
B.
The consolidation, resubdivision or replatting, as defined herein,
of any number of previously recorded lots of record.
A.
Preapplication conference. Prior to filing an application for preliminary
and final approval, the applicant may meet with the Zoning Officer
and the Township Engineer to obtain application forms and procedural
guidelines and to discuss application procedures and applicable ordinance
requirements. The Zoning Officer may invite other Township representatives
to attend, if warranted.
B.
Preapplication meeting.
(1)
In addition, prior to filing an application for preliminary and final
approval, the developer may appear before the Planning Commission
for a preapplication meeting to discuss the applicable regulations
governing the subdivision and/or development of the property and the
feasibility and timing of the application. The applicant shall contact
the Zoning Officer or his/her authorized designee at least 14 calendar
days prior to the regular meeting of the Planning Commission to request
a preapplication meeting with the Planning Commission.
(2)
The preapplication meeting is voluntary, and no formal application
or fee is required. This opportunity is afforded to the applicant
or his/her representative to obtain information and guidance before
entering into binding commitments or incurring substantial expenses
for plan preparation.
C.
Suggested information sources. While no formal application is required
for a preapplication meeting, the applicant should provide one copy
of readily available information with the request for a preapplication
meeting that shows the location of the property and any special features,
such as streams, floodplains or other conditions, that may affect
the development of the property. Readily available resources that
may be used include the deed for the property, a property survey,
the Tax Maps prepared by the Washington County Assessor's Office,
USGS Quadrangle Map showing natural features and topography, the National
Flood Insurance Administration (NFIA) Flood Hazard Boundary Maps,
Natural Resources Conservation Service maps of soil types and the
United States Bureau of Mines coal mine maps.
D.
Effect of preapplication meeting. A preapplication meeting shall
not constitute formal filing of any application for approval of a
subdivision or land development, shall not bind the Planning Commission
to approve any concept presented in the preapplication meeting and
shall not protect the application from any subsequent changes in ordinance
provisions which may affect the proposed development between the preapplication
meeting and the date of filing of an application for preliminary and
final approval of a subdivision or land development under the terms
of this chapter.
A.
Minor subdivision application content. Applications for preliminary
and final approval of a minor subdivision, as defined by this chapter,
shall be filed with the Zoning Officer or his/her authorized designee
at least 14 calendar days prior to the regular meeting of the Planning
Commission. If the 14th day falls on a holiday, the application shall
be filed by the close of business on the immediately preceding working
day. The application shall include the following information:
(1)
A minimum of 10 copies of the completed application form supplied
by the Township.
(3)
A copy of the applicant's cover letter transmitting the application
to the Washington County Planning Commission for review.
(4)
Evidence of proprietary interest acceptable to the Township Solicitor.
(5)
Written evidence of compliance with all other Township, county, state
or federal permits required for the plan, if any.
(6)
A location map showing the plan name and location, major existing
thoroughfares related to the site, including the distance therefrom,
title, scale and North point.
(7)
A copy of any existing or proposed covenants or deed restrictions
applicable to the property.
(8)
Written evidence of any zoning variances granted which are applicable
to the property. The application shall not be considered for final
approval until any necessary zoning variances have been granted by
the Zoning Hearing Board or until the plat is revised to conform to
the zoning requirements at issue.
(9)
A written statement requesting any waivers or modifications to this chapter in accordance with Article X, if applicable.
(10)
A copy of the USGS topographic survey map, with the boundaries
of the project site outlined on the map.
(11)
Ten copies of a final plat, all drawings on sheets not exceeding
34 inches by 44 inches, accurately drawn to a scale of not less than
one inch equals 50 feet, prepared and sealed by a Pennsylvania registered
land surveyor, as to existing features, design features and boundaries.
The final plat shall contain the following information:
(a)
Date of preparation. All revisions shall be noted and dated.
(b)
Title of development; North arrow; scale; county assessment
tax parcel number; the name and address, signature, license number
and seal of the surveyor preparing the subdivision. If the owner of
the premises is a corporation, the name and address of the president
and secretary shall be submitted on the application.
(c)
All distances shall be in feet and decimals of a foot, and all
bearings shall be given to the nearest 10 seconds.
(d)
The names of all adjoining subdivisions, showing the location
of the nearest streets in such plats.
(e)
Survey data showing boundaries of the property, building or
setback lines and lines of existing and proposed streets and rights-of-way,
lots, reservations, existing and proposed easements and areas dedicated
to public use, including grants, restrictions and rights-of-way, to
be prepared by a licensed land surveyor. The name, address, signature
and seal of the surveyor shall be indicated.
(f)
Location of existing buildings and all other structures, including
walls, fences, culverts and bridges, with spot elevations of such
buildings and structures. Structures to be removed shall be indicated
by dashed lines; structures to remain shall be indicated in solid
lines.
(g)
Area, to the nearest thousandth of an acre, of the tract to
be subdivided and the area, in square feet, of all lots.
(h)
Plans of all existing or proposed sanitary and stormwater systems
showing feasible connections to existing or any proposed utility systems.
Pipe sizes, grades and direction of flow, locations and inlets, manholes
or other appurtenances and appropriate invert and other elevations
shall be indicated.
(i)
Watercourses or wetlands, if any exist on the property.
(j)
An indication on the plat identifying the company or authority
that will provide water, sewer, gas, electric and other utility services,
showing the existing or proposed location of the utilities.
(k)
If applicable, a notation on the plat that access to a state
highway shall only be authorized by a highway occupancy permit issued
by the Pennsylvania Department of Transportation under Section 420
of the State Highway Law (P.L. 1242, No. 428 of June 1, 1945).[1]
[1]
Editor's Note: See 36 P.S. § 670-101.
(n)
If the subdivision represents the resubdivision, replatting
or consolidation of lots of record in a previously recorded plat,
reference shall be made in the title to the recorded plat which is
being revised.
(o)
If applicable, flood hazard zone boundaries as identified on
the current Official Map for the Township issued by the Federal Insurance
Administration.
B.
Filing of application.
(1)
At least 14 calendar days prior to the regular meeting of the Planning Commission, the applicant shall file a minimum of 10 copies of an application for preliminary and final approval of a minor subdivision, including all of the items required by Subsection A, to the Zoning Officer or his/her authorized designee. The Zoning Officer or his/her authorized designee may require additional copies of the application in the case where reviews by the Township's professional consultants or agencies, other than those specified in Subsection C, are warranted.
(2)
The application for preliminary and final approval shall not be considered to be complete and properly filed unless and until all items required by Subsection A of this section, including the application filing fee and application review fee, have been received.
(3)
In the event that an application is not filed at least 14 calendar
days prior to the regular meeting of the Planning Commission, at the
applicant's request, the applicant shall be scheduled for a preapplication
meeting with the Planning Commission at the next regular meeting immediately
following the filing and shall be scheduled for consideration for
approval at the next regular meeting of the Planning Commission following
the preapplication meeting.
C.
Referral of application for review.
(1)
Upon receipt, the application shall be stamped with the date of receipt
by the Zoning Officer or his/her authorized designee. Upon receipt,
copies of the application shall be distributed to the Township Engineer,
each member of the Planning Commission and the Chairman of the Board
of Supervisors.
(2)
It shall be the responsibility of the applicant to submit three copies
of the application to the Washington County Planning Commission for
review and comment at the time of submission to the Township. The
county review fee shall be paid by the applicant.
D.
Completeness review.
(1)
The Township Engineer shall perform a completeness review, as defined herein. If the application is found to be incomplete, a written completeness review shall be provided to the Planning Commission, with a copy to the applicant, citing the specific items required by Subsection A that have not been provided by the applicant.
(2)
If, after receiving the Township Engineer's completeness review,
the applicant fails to submit a revised application in adequate time
for the Township Engineer to review it, or the revised application
fails to adequately address the deficiencies cited in the completeness
review, the Planning Commission may table consideration of the application
until the next regular meeting of the Planning Commission. If necessary,
the Planning Commission may request that the applicant grant the Board
of Supervisors an extension, in writing, of the ninety-day period
to act on the application.
E.
Compliance review.
(1)
Once an application is determined to be complete, the Township Engineer and any other professional consultants that may be retained by the Township shall perform a compliance review, as defined herein, to determine whether the application meets all applicable requirements of this chapter and Chapter 245, Zoning, of the Code of the Township of South Strabane. Even though the compliance review indicates that certain technical requirements of this chapter have not been met, the application shall be scheduled for consideration for approval by the Planning Commission at its next regularly scheduled meeting following submission of the application.
(2)
If the compliance review indicates deficiencies, the Planning Commission
may table consideration of the application until the next regular
meeting of the Planning Commission or may recommend disapproval of
the application. If necessary, the Planning Commission may request
that the applicant grant the Board of Supervisors an extension, in
writing, of the ninety-day period to act on the application to allow
the applicant to address the deficiencies prior to consideration for
approval by the Board of Supervisors.
A.
Authorization to combine preliminary and final approval of a minor subdivision. Preliminary and final approval may be granted simultaneously for a minor subdivision, provided the application is determined to be complete, and all materials required by § 206-13A have been submitted.
B.
Planning Commission recommendation.
(1)
The Township Engineer shall present a written compliance review to the Planning Commission, with a copy to the applicant, which states whether an application complies with the requirements of this chapter and Chapter 245, Zoning, of the Code of the Township of South Strabane. The Township Engineer's compliance review shall be included in the minutes of the Planning Commission meeting.
(2)
At the first meeting of the Planning Commission after the date of
filing of an application for preliminary and final approval, the Planning
Commission shall begin its review. The Planning Commission may table
the application until any deficiencies identified by the Township
Engineer's compliance review have been addressed by the applicant.
If necessary, the Planning Commission may request that the applicant
grant the Board of Supervisors an extension, in writing, of the ninety-day
period to act on the application. If the applicant fails to grant
such an extension, the Planning Commission may recommend disapproval
of the application based on the deficiencies identified.
(3)
Within 60 days of the date of filing of the application for preliminary
and final approval, the Planning Commission shall make a written recommendation
to the Board of Supervisors for approval, approval with conditions
or disapproval of the application. The recommendation of the Planning
Commission shall provide reasons for the recommendation and, in the
case of a recommendation for disapproval, shall cite the specific
requirements of this chapter which have not been met.
C.
Board of Supervisors action.
(1)
The Township Engineer shall submit a written compliance review of
the application to the Board of Supervisors. The Township Engineer's
compliance review shall be made part of the record at the meeting
where the application is considered for approval.
(2)
The Board of Supervisors shall not act until the review has been
received from the Washington County Planning Commission or until 30
days have passed since the date that the application was submitted
to the county for review.
(3)
The Board of Supervisors shall either approve, approve with conditions
or disapprove the application for preliminary and final approval at
a public meeting. The recommendation of the Planning Commission and
the Planning Commission minutes shall be made a part of the record
at the meeting.
(4)
The Board of Supervisors shall render its decision on the application
for preliminary and final approval no later than 90 days following
the Planning Commission's regular meeting next following the
date that the application is filed, provided that should the next
regular meeting of the Planning Commission occur more than 30 days
following the filing of the application, the 90 days shall be measured
from the 30th day following the day the application had been filed.
D.
Notice to applicant. A letter indicating approval, approval with
conditions or disapproval shall be sent by the Township Manager to
the applicant by regular mail within 15 days of the date of the Board
of Supervisors decision. If the application for preliminary and final
approval is not approved, the Board of Supervisors shall specify the
defects found in the application and cite the requirements of this
chapter that have not been met.
E.
Conditional approval.
(1)
If the Board of Supervisors determines that certain conditions are warranted to be attached to approval to protect the public interest and guarantee compliance with the requirements of this chapter, the conditions of approval shall be specified, in writing, in the notice of conditional approval required by Subsection D of this section.
(2)
If the applicant does not accept the conditions attached to the approval,
the applicant shall give written notice to the Township Manager or
his/her authorized designee within 30 days of the date of the meeting
of the Board of Supervisors at which approval is granted. If the applicant
fails to give written notice to the Township Manager or his/her authorized
designee regarding rejection of the conditions attached to approval
within the required 30 days, the conditions attached to preliminary
and final approval shall be presumed to be acceptable.
F.
Deemed approval. Failure of the Board of Supervisors to render a decision and communicate it to the applicant within the time and in the manner prescribed by Subsections C and D shall be deemed an approval of the application in the terms as presented, unless the applicant has agreed, in writing, to an extension of time or change in the prescribed manner of presentation of communication of the decision, in which case failure to meet the extended time or change in manner of presentation of communication shall have like effect.
The Township may offer the mediation option as an aid in completing the proceedings authorized by this article in accordance with the requirements of § 206-32 of this chapter.
Upon approval of a final plat by the Township, the applicant
shall record the final plat in the office of the Washington County
Recorder of Deeds within 90 days of such final approval or within
90 days of the date of delivery of an approved plat signed by the
Board of Supervisors, following completion of conditions imposed for
such approval, whichever is later.
Upon recording of the final plat in the office of the Washington
County Recorder of Deeds, the applicant shall deliver to the Township
Manager, or his/her authorized designee, one paper print of the final
plat, as verified recorded, containing all required signatures and
dates of approval, including those of the Washington County Recorder
of Deeds. In addition, the applicant shall deliver to the Township
Manager, or his/her authorized designee, a CD-ROM containing the final
plat in a digital format acceptable to the Township or such other
electronic form as may be designated by the Township Engineer.
