This article shall apply to any subdivision, as defined herein,
that proposes any number of lots that have frontage on a newly constructed
public or private street or the extension of an existing public or
private street and/or that involves the creation or extension of any
other public improvements to serve the lots in the proposed subdivision.
A.
Preapplication conference. Prior to filing an application for preliminary
approval, the applicant may meet with the Township 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 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 Township 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 developer
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, it is suggested that the applicant provide
one copy of readily available information with the request for a preapplication
conference 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 approval
of a major subdivision under the terms of this chapter.
All applications for preliminary approval of a major subdivision
shall include the following:
A.
A minimum of 10 copies of the completed application form supplied
by the Township.
C.
A copy of the applicant's cover letter transmitting the application
to the Washington County Planning Commission for review.
D.
Evidence of proprietary interest acceptable to the Township Solicitor.
E.
A minimum of 10 copies of a preliminary plat prepared and sealed
by a Pennsylvania registered professional land surveyor, drawn at
a scale of not less than one inch equals 50 feet, drawn on sheets
not exceeding 34 inches by 44 inches, and containing the following
information:
(1)
A boundary survey prepared by a registered professional land surveyor
and a topographical survey of the total proposed subdivision by a
registered professional engineer or registered professional land surveyor.
If the developer intends to develop a tract of land in phases, the
preliminary plat shall include the total tract.
(2)
The proposed name of the subdivision.
(3)
The name, address, certification and seal of the registered engineer
or registered surveyor who prepared the plat and the registered surveyor
who did the survey shown on the plat.
(4)
The name and address of the developer and, if the developer is not
the landowner, the name and address of the landowner.
(5)
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.
(6)
The graphic scale, North point and date.
(7)
The legend and notes.
(8)
Date of preparation. All revisions shall be noted and dated.
(9)
The existing platting of land adjacent to the site, including the
names of adjoining owners, and all existing sewers, water mains, culverts,
petroleum or gaslines and fire hydrants on or within 100 feet of the
site shall be shown.
(10)
The names of all adjoining subdivisions.
(11)
Existing watercourses, wetlands, tree masses and other significant
natural features.
(12)
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 by solid
lines.
(13)
Areas subject to periodic flooding, as identified on the current
Official Map for the Township issued by the Federal Insurance Administration.
(14)
A wetlands determination report for all sites which have hydric
soils or soils with hydric inclusions and, if applicable, a wetlands
delineation report for all jurisdictional wetlands on the site and
the design techniques proposed to accommodate them.
(15)
Contours at intervals of elevation of not more than five feet
where the slope is greater than 10% and at intervals of not more than
two feet where the slope is 10% or less.
(16)
Written or graphic evidence that all earthmoving activities shall conform to Chapter 109, Excavations, Filling and Grading, of the Code of the Township of South Strabane.
(17)
A soils map identifying soils which are landslide prone, if
any.
(18)
Existing streets and rights-of-way on or adjoining the site,
including dedicated widths, roadway widths, approximate gradients,
types and widths of pavements, curbs, sidewalks and other pertinent
data.
(19)
Existing and proposed easements, locations, widths and purposes.
(20)
Location, width and approximate grade of all proposed streets,
and the cuts or fills on said streets at fifty-foot intervals.
(21)
The layout of lots (showing scaled dimensions), lot numbers
and the area of lots in square feet.
(22)
Front building lines.
(23)
Parcels of land proposed to be reserved for schools, parks,
playgrounds or other public, semipublic or community purposes, if
any. Parcels shall be lettered "A," "B," "C," etc., and the area of
each parcel, in acres, shall be shown.
(24)
Tabulation of site data, including total acreage of land to
be subdivided, the number of residential lots, typical lot size, the
acreage in the subdivision and the acreage in any proposed recreation
or other public areas.
(25)
The location of all existing sewer lines, culverts, or other
underground structures, with pipe sizes and types, together with a
preliminary layout of necessary extensions of, or additional, sewer
lines or other proposed underground utilities, and indicating easements
for public utilities, sewage and drainage.
(26)
Feasibility of proposals for disposition of sanitary waste.
(27)
The type and location of proposed public improvements and the
distance to each existing utility.
(28)
The type and location of proposed private improvements, if any.
(30)
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).[2]
[2]
Editor's Note: See 36 P.S. § 670-101.
F.
Traffic impact study.
(1)
For all applications that propose 75 or more additional trips during
the adjacent roadway's peak hours, a traffic impact study prepared
by a qualified traffic engineer.
(2)
The traffic impact study shall be submitted, detailing the nature
and extent of trip generation expected to result from the proposed
development. The report shall utilize the trip generation ratios and
methodology contained in the current edition of the manuals of the
Institute of Transportation Engineers (ITE). The report shall include
the following:
(a)
A brief description of the proposed project in terms of land
use and magnitude.
(b)
An inventory and analysis of existing roadway and traffic conditions
in the site environs, including:
[1]
Roadway network and traffic control.
[2]
Existing traffic volumes in terms of peak hours and average
daily traffic (ADT).
[3]
Planned roadway improvements by others.
[4]
Intersection levels of service.
[5]
Other measures of roadway adequacy, i.e., lane widths, traffic
signal warrants, vehicle studies, etc.
(d)
An analysis of future traffic conditions, including:
[1]
Future design year, or years with phasing, combined traffic
volumes (site traffic plus future roadway traffic).
[2]
Intersection levels of service.
[3]
A pavement analysis of roadways which are projected to experience
significant increases in ADT volumes off site.
[4]
Other measures of roadway adequacy, i.e., lane width, traffic
signal warrants, vehicle delay studies, etc.
[5]
When access is onto a state road, the analysis of future conditions
shall be consistent with PennDOT requirements.
(e)
A description of future levels of service and their compliance
with standards for traffic capacity of streets, intersections and
driveways. New streets shall be designed for adequate traffic capacity,
defined as follows. All reference to "levels of services" (LOS) shall
be as defined by the Highway Capacity Manual, Special Report 209,
published by the Transportation Research Board.
[1]
Traffic capacity LOS shall be based upon a future design year
which coincides with completion of the development.
[2]
Unsignalized intersections or driveways which intersect streets
shall be designed for LOS C or better for each traffic movement, unless
otherwise specified by the Borough.
[3]
Signalized intersections shall be designed for LOS C or better.
Existing intersections impacted by development traffic shall maintain
a minimum LOS D, or, if future base LOS E or F, then degeneration
in delays shall be mitigated. A future design year without the proposed
development shall be completed for comparison purposes.
[4]
Streets shall be designed for a minimum LOS C.
(f)
A description and analysis of the proposed access plan and site
plan, including:
[1]
Access plan, including analysis of required sight distances
using PennDOT criteria and description of access roadway, location,
geometric conditions and traffic control.
[2]
On-site circulation plan showing parking locations and dimension,
loading access, circulation roadway, pedestrian circulation and traffic
control.
(g)
Traffic circulation mitigating action plan shall include:
[1]
Project features relative to site access and on-site circulation
which could be modified to maximize positive impact or minimize negative
impact.
[2]
Off-site improvement plan, depicting required roadway and signal
installation and signing improvements to meet the minimum level of
service requirements.
(3)
Based on the scope of work and the complexity of the project, the
Township may require the traffic impact study to be reviewed by a
traffic consultant selected by the Township. In such case, the applicant
required to submit the traffic impact study shall be required to pay
for the cost of the consultant review. No permits for construction
or occupancy of a development site shall be issued until said consultant
fees are paid.
G.
Where evidence exists of deep mining, strip mining, landslide-prone
soils or other geologic hazards on the site, a geologic report by
a qualified registered professional engineer acceptable to the Township
regarding soils and subsurface conditions and the probable measures
needed to be considered in the design of the development, the location
of structures and the design of foundations, if any.
I.
A written statement requesting any waivers or modifications to this chapter in accordance with Article X, if applicable.
J.
A written statement identifying any zoning variances that will be
needed or that have been granted to the property by the Zoning Hearing
Board.
A.
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 approval of a major subdivision 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 an application requires review by the
Township's traffic consultant or other professional consultants
or other applicable review agencies.
(2)
The preliminary application shall not be considered to be complete and properly filed unless and until all items required by § 206-20 of this chapter, 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.
B.
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 the application is submitted to the
Township. The county review fee shall be paid by the applicant.
C.
Completeness review.
(1)
The Township Engineer shall perform a completeness review. 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 § 206-20 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.
D.
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.
Applicability; exclusions.
(1)
Upon written request by the applicant, in reviewing an application for preliminary approval of a major subdivision, as defined herein, the Planning Commission, in its sole discretion, may grant a modification to the procedural requirements of §§ 206-23 and 206-26 and may substitute this modified approval procedure in their place. The modified approval procedure may be authorized for major subdivisions that do not warrant any conditions to be attached to the Planning Commission's recommendation for preliminary approval or for major subdivisions that only warrant conditions that address drafting changes or other minor compliance issues raised in the Township Engineer's compliance review.
(2)
Any major subdivision that involves one or more of the factors listed below shall be excluded from this modified approval procedure and shall be subject to all provisions specified in §§ 206-23 and 206-26 for preliminary and final approval and, more particularly, the requirement of § 206-24A that preliminary approval of a major subdivision by the Board of Supervisors shall be a prerequisite for filing an application for final approval of a major subdivision.
(3)
Applications for approval of a major subdivision which are excluded
from the modified procedure outlined in this section include the following:
(a)
Any application that proposes one or more modifications to this
chapter.
(b)
Any application that requires one or more variances to the requirements of Chapter 245, Zoning, of the Code of the Township of South Strabane.
(c)
Any application that requires conditional use approval for any
aspect of the proposed development.
(d)
Any application that warrants conditions to be attached to preliminary approval, which conditions require revisions to the design of the circulation system or points of ingress or egress; changes to the layout of lots; changes to stormwater management design or calculations; permits, approvals, easements or agreements with third parties (other than those specified in the application requirements for final approval in § 206-25); or any other issue raised in the Township Engineer's compliance review that the Planning Commission deems substantive.
B.
Modified approval procedure described. In authorizing the modified approval procedure, the Planning Commission automatically grants a waiver to the requirement of § 206-24A that requires the Board of Supervisors to grant preliminary approval to a major subdivision as a prerequisite to filing an application for final approval. The modified approval procedure described herein modifies and replaces the two-step process outlined in §§ 206-23 and 206-26.
(1)
Planning Commission recommendation on application for preliminary approval. Once all of the requirements of §§ 206-20 and 206-21 for preliminary approval have been met, and the Planning Commission makes the written recommendation to the Board of Supervisors in accordance with § 206-23A, the Planning Commission may authorize submission of the final application in accordance with §§ 206-24 and 206-25 for those applications that meet the criteria of Subsection A. As a condition of utilizing the modified approval procedure, the applicant shall grant the Board of Supervisors an extension, in writing, of the ninety-day period to act on the application for preliminary approval. The extension shall establish that the ninety-day period for the application for preliminary approval shall run concurrent with the ninety-day period to act on the application for final approval.
(2)
Planning Commission recommendation on application for final approval.
(a)
Once all of the requirements of §§ 206-24 and 206-25 for final approval have been met, and the Planning Commission makes the written recommendation to the Board of Supervisors in accordance with § 206-26A(1), the Planning Commission shall forward the preliminary and final applications to the Board of Supervisors, along with the Planning Commission's letters of recommendation as required by §§ 206-23A and § 206-26A(1).
A.
Planning Commission recommendation.
(1)
The Township Engineer shall present a written compliance review to the Planning Commission, with a copy to the applicant, that 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 regular meeting of the Planning Commission, after the
date of filing of a preliminary application, 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 official date of filing of the preliminary
application, the Planning Commission shall make a written recommendation
to the Board of Supervisors for approval, approval with conditions
or disapproval of the preliminary 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.
B.
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 preliminary application 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
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.
C.
Notice to applicant. A letter indicating approval, approval with
conditions or disapproval shall be sent to the applicant by regular
mail within 15 days of the date of the decision. If the preliminary
application is not approved, the Board of Supervisors shall specify
the defects found in the preliminary application and cite the requirements
of this chapter which have not been met.
D.
Conditional approval.
(1)
If the Board of Supervisors determines that certain conditions are warranted to be attached to preliminary 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 C of this section.
(2)
If the applicant does not accept the conditions attached to preliminary
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 preliminary 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 preliminary approval within the required 30
days, the conditions attached to preliminary approval shall be presumed
to be acceptable.
E.
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 this chapter 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.
F.
Expiration of preliminary approval.
(1)
Preliminary approval shall expire five years from the date of the
grant of preliminary approval by the Board of Supervisors, unless
a written extension is submitted by the applicant and approved by
the Board of Supervisors. Any request for extension shall be submitted
to the Board of Supervisors at least 30 days prior to the prevailing
expiration date. Extensions may be granted for one or more six-month
periods upon a finding by the Board of Supervisors that such extension
is warranted.
(2)
In the case of a phased development, calling for the installation
of improvements beyond the five-year period, a schedule shall be filed
by the applicant with the preliminary application delineating all
proposed phases, as well as time deadlines by which applications for
final plat approval of each phase are intended to be filed. Such schedule
shall be updated annually by the applicant on or before the anniversary
of preliminary approval until final approval of the final phase has
been granted. Any modification in the aforesaid schedule shall be
subject to approval by the Board of Supervisors, in its sole discretion.
(3)
The five-year period shall be extended for the duration of any litigation,
including appeals, which prevents the commencement or completion of
the development and for the duration of any sewer or utility moratorium
or prohibition which was imposed subsequent to the filing of an application
for preliminary approval of a plat. In the event of an appeal filed
by any party from the approval or disapproval of a plat, the five-year
period shall be extended by the total time from the date the appeal
was filed until a final order in such matter has been entered and
all appeals have been concluded and any period for filing appeals
or requests for reconsideration have expired.
A.
General procedure. After a preliminary application filed pursuant to §§ 206-20 and 206-21 has been approved by the Board of Supervisors, or when preparation of a final application is authorized by the Planning Commission prior to preliminary approval by the Board of Supervisors in accordance with § 206-22, the developer may proceed by filing either of the following types of applications:
(1)
A final application, without final plat approval, whereupon required
improvements are installed prior to a request for final plat approval;
or
(2)
A final application, including final plat approval, together with
the performance bond to guarantee proper installation of required
improvements in the plan.
B.
Filing of application.
(1)
In either of the cases provided for in Subsection A above, the applicant shall submit a minimum of 10 copies of the final application to the Township Manager, or his/her authorized designee, at least 14 calendar days prior to the regular meeting of the Planning Commission. One copy of the approved preliminary plan shall accompany the final application. The final application shall contain all of the information required by Subsection G or H, whichever is applicable.
(2)
The Township Manager or his/her authorized designee may require additional
copies of the application in the case where an application requires
review by the Township's traffic consultant, other professional
consultants or other applicable review agency.
(3)
In the event that an application is not filed at least 14 days prior
to the regular meeting of the Planning Commission, at the applicant's
request, the applicant may be scheduled for a preapplication meeting
with the Planning Commission at the next regular meeting immediately
following the filing, and the application 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 Township Manager 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 one copy
of the application to the Washington County Planning Commission for
review and comment at the time the application is submitted 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 § 206-24 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.
F.
Final application for approval of a final plat for recording and posting of performance bond to construct improvements. A final application for approval of a final plat for recording and posting of a performance bond to construct improvements shall not be considered to be complete and properly filed unless and until all items required by § 206-25 of this chapter, including the application filing fee and application review fee, have been received.
G.
Final application for approval to construct improvements without
posting a performance bond and subsequent approval of a final plat
for recording after acceptance of improvements.
(1)
In the case of a final application for approval to construct improvements without posting a performance bond and subsequent approval of a final plat for recording after acceptance of improvements, the performance bond required by § 206-28 shall not be required; however, all other materials required to complete a final application, including the final plat required by § 206-25E, shall be submitted. The application shall not be considered to be complete and properly filed unless and until all required materials, including the application filing fee and application review fee, have been received.
(2)
Additional filing fees shall not be charged at the time of the subsequent request for final plat approval for recording following acceptance of the improvements, if the request for final plat approval for recording is submitted within 12 months of the date of submission of the final application for approval to construct improvements without posting a performance bond and subsequent approval of a final plat for recording after acceptance of improvements. However, the application review fee required by § 206-80B shall be charged both at the time of filing of the final application for approval to construct improvements without posting a performance bond and the subsequent submission of the final plat for approval for recording.
H.
Final application requiring zoning variances.
(1)
Any application for final approval of a major subdivision which requires a variance to any requirement of Chapter 245, Zoning, of the Code of the Township of South Strabane shall not be submitted until the Zoning Hearing Board's decision is available for submission with the application for final approval.
(2)
If the necessary variances are not granted, the applicant may amend the application for preliminary approval to conform to the requirements of Chapter 245, Zoning, of the Code of the Township of South Strabane concurrent with submission of the final application. If the failure to obtain the necessary variances results in substantive changes to the preliminary plat, the Township may require submission of a new application for preliminary approval in accordance with §§ 206-20, 206-21 and 206-23 of this chapter.
All applications for final approval of a major subdivision shall
include the following:
A.
A minimum of 10 copies of the completed application form supplied
by the Township.
C.
Evidence of proprietary interest acceptable to the Township Solicitor.
D.
One copy of the approved preliminary plat.
E.
A minimum of 10 copies of the final plat, in accurate and final form
for recording, which clearly delineates the following:
(1)
The name of the subdivision.
(2)
The name and address of the developer and, if the developer is not
the landowner, the name and address of the landowner.
(3)
The name, address, certification and seal of the registered land
surveyor who prepared the plat.
(4)
The North point, graphic scale and date.
(5)
The legend and notes.
(6)
Accurate boundary lines, with dimensions and bearings.
(7)
Accurate locations of all existing and recorded streets intersecting
the boundaries of the tract of land described in the final plat.
(8)
Lot numbers and dimensions.
(9)
Final building lines.
(10)
Easements for public improvements and any limitations on such
easements.
(11)
Dimensions and bearings of any property to be reserved for public,
semipublic or community use.
(12)
Street names.
(13)
Complete curve data for all curves included in the final plat,
including radius, arc length, chord bearing and chord distance. Lines
which join these curves that are nonradial or nontangential should
be so noted.
(14)
Street lines with accurate dimensions in feet and hundredths
of feet.
(15)
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.
(16)
Location, type and size of all monuments and lot markers in accordance with the standards and requirements of § 206-53 of this chapter and the Washington County Planning Commission and an indication of whether they were found or set.
(17)
In the case where one or more variances to the requirements of Chapter 245, Zoning, of the Code of the Township of South Strabane has been granted, a notation on the plat regarding the date and substance of the variance(s).
(18)
In the case where waivers or modifications to the requirements
of this chapter have been granted, a notation on the plat regarding
the date and substance of the waiver or modification.
F.
Four copies of construction plans for public improvements prepared
by a registered professional engineer, drawn on sheets not exceeding
34 inches by 44 inches, showing the following:
(2)
Street plan and profile of each street in the plan, including the
terminus of all streets in the plan and any area beyond the limits
of the plan where grading is proposed to construct the street. Street
plan and profile drawings shall include all drainage easements over
property, location of catch basins, inlets, manholes, headwalls and
endwalls of the stormwater system. Top and invert elevations shall
be shown along with the pipe size. Profile of storm pipes shall show
any crossing sanitary sewer lines and may be placed on a separate
drawing. Lot lines and lot numbers shall be included in the street
plan view.
(3)
At least three cross sections at intervals not to exceed 100 feet
and extending 50 feet on each side of the street center line or 25
feet outside of the street right-of-way, whichever is greater.
(4)
Sanitary sewer plan and profile drawing, which shall include lot
lines and lot numbers on the plan view. The location of the sanitary
sewers, manholes and location of each "Y" proposed for installation
shall be shown. The grade line, distance and pipe size of each line
shall be indicated on the plan and profile. The top and invert elevation
of each manhole plus pipe invert grades at fifty-foot intervals shall
be provided.
(5)
All construction drawings shall be prepared according to accepted
engineering and construction standards and in accordance with the
standard sanitary and storm sewer details available from the Township.
G.
Final grading plan, which demonstrates compliance with Chapter 109, Excavations, Filling and Grading, of the Code of the Township of South Strabane.
H.
If required by law, evidence that soil erosion and sedimentation
control plans have been submitted to the Washington County Conservation
District and that the applicant has paid all applicable review fees.
I.
Copies of all required local, county, state and federal permits and
approvals.
J.
Plans showing compliance with recommendations of the soils report
or wetlands delineation report, if applicable.
K.
Performance bond to guarantee proper installation of public improvements as required by § 206-28 of this chapter, except in the case of final applications for approval to construct improvements without posting a performance bond and subsequent approval of a final plat for recording after acceptance of improvements, as provided for in § 206-24H of this chapter.
M.
Final covenants and restrictions applicable to the plan, if any.
N.
Homeowner's association bylaws and management plan, if applicable.
O.
Evidence of cross-easements and maintenance agreements for shared
driveways or private streets, if applicable.
P.
A copy of the Zoning Hearing Board's decision in the case where
any zoning variances are required.
A.
Final application for approval of a final plat for recording and posting of performance bond to construct improvements. For all final applications for approval of a final plat for recording and posting of performance bond to construct improvements submitted under § 206-24G, the following procedure shall apply:
(1)
Planning Commission recommendation.
(a)
The Township Engineer shall present a written compliance review to the Planning Commission, with a copy to the applicant, which states whether the 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.
(b)
At the first regular meeting of the Planning Commission after
the date of filing of a final application, 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 grants such an
extension, the Planning Commission may recommend disapproval of the
application based on the deficiencies identified.
(c)
Within 60 days of the date of filing of the application, the
Planning Commission shall make a recommendation, in writing, to the
Board of Supervisors for approval or disapproval of the final 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.
(2)
Board of Supervisors action.
(a)
The Township Engineer shall present a written compliance review to the Board of Supervisors which states whether the 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 made part of the record of the meeting where the application is considered for approval.
(b)
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.
(c)
The Board of Supervisors shall either approve, approve with
conditions or disapprove the final application at a public meeting.
The Planning Commission's recommendation and the Planning Commission
minutes shall be made a part of the record at that meeting.
(d)
The Board of Supervisors shall render its decision on the application
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
has been filed.
(3)
Notice to applicant. A letter indicating approval, approval with
conditions or disapproval shall be sent to the applicant by regular
mail within 15 days of the date of the Board of Supervisors'
decision. If the final application is not approved, the Board of Supervisors
shall specify the defects found in the final application and cite
the requirements of this chapter which have not been met.
(4)
Conditional approval.
(a)
If the Board of Supervisors determines that certain conditions are warranted to be attached to final 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 A(3) of this section.
(b)
If the applicant does not accept the conditions attached to
final 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 final 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 final approval within the required 30 days,
the conditions attached to final approval shall be presumed to be
acceptable.
B.
Final applications for approval to construct improvements without
posting a performance bond and subsequent approval of a final plat
for recording after acceptance of improvements.
(1)
Final applications for approval to construct improvements without posting a performance bond and subsequent approval of a final plat for recording after acceptance of improvements shall be considered for approval in accordance with the procedures specified in Subsection A.
(2)
If the developer's final application for approval to construct improvements without posting a performance bond has been approved by the Board of Supervisors, and the developer has obtained all necessary permits and approvals from the Township and county, state or federal agencies, if any are required, the developer may proceed to construct improvements as indicated in the final application 72 hours after the developer has notified the Township Engineer by certified mail. The Township Engineer shall then authorize the progress inspections required by § 206-45 of this chapter. The installation of all improvements shall be subject to the progress inspections required by § 206-44.
C.
Subsequent approval of final plat for recording after completion
of improvements.
(1)
Upon completion of the improvements contained in the final application for approval to construct improvements without posting a performance bond, the developer shall notify the Township, in writing, of the completion and shall submit five copies of the final plat for recording containing all the items required by § 206-25E and the as-built plans required by § 206-47 of this chapter with the notice of completion.
(2)
Within 10 days of the receipt of the notice of completion and submission
of the final plat, the Board of Supervisors shall authorize the Township
Engineer to inspect the improvements and review the final plat to
determine whether the final plat is in conformance with the previously
approved final application and all applicable requirements of this
chapter and whether the proper officers of the Township can affix
their signatures to the final plat for recording purposes.
(3)
Within 30 days of receiving such authorization, the Township Engineer
shall report to the Board of Supervisors, in writing, whether the
completed improvements comply with the requirements of this chapter
and the Township construction standards[1] and whether the final plat complies with all applicable
requirements of this chapter. The Township Engineer's report
shall indicate approval or rejection of the improvements, either in
whole or in part, and, in the case of rejection, shall contain a statement
of reasons for such rejection.
(4)
Within 45 days of receipt of the notice of completion of improvements, the Board of Supervisors shall notify the developer, in writing, by certified or registered mail, of the approval or rejection of the improvements. Acceptance of the improvements shall be in accordance with the requirements of § 206-49 of this chapter and shall be further subject to the posting of the maintenance bond required by § 206-50 of this chapter.
(5)
Within 45 days of the submission of the final plat, the Board of
Supervisors shall either approve or disapprove the final plat for
recording purposes at a public meeting. The Township Engineer's
written report shall be made a part of the record at that meeting.
A letter indicating approval or disapproval shall be sent to the developer
by regular mail within 15 days of the date of the decision. If the
final plat is not approved, the Board of Supervisors shall specify
the defects found in the final plat and shall cite the requirements
of this chapter which have not been met.
D.
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 this chapter 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.
E.
Phased approval.
(1)
In the case where development of a major subdivision is projected
over a period of years, the Township authorizes submission of final
applications by sections or phases of development, subject to such
requirements or guarantees for public improvements in future sections
or phases of the development which are essential for the protection
of the public welfare and any existing or proposed section or phase
of the plan.
(2)
All sections or phases shall conform to the preliminary application as previously approved by the Township. Any phase that contains substantive changes in the number of lots or buildings proposed or in the layout of the lots, buildings or streets previously approved in the preliminary application shall require complete resubmission of the preliminary application in accordance with §§ 206-20, 206-21 and 206-23 of this chapter prior to consideration of any phase containing substantive changes for final approval.
A.
The Board of Supervisors shall furnish the developer with a signed copy of a resolution indicating approval of the final plat contingent upon the developer obtaining a satisfactory financial security and executing the development agreement required by § 206-29. The resolution shall specify any conditions that have not been met at the time of final plat approval. The resolution shall specify a reasonable time within which the developer shall post the performance bond, execute the development agreement and meet outstanding conditions of approval that can be reasonably met prior to recording of the final plat.
B.
The resolution shall specify that final plat approval shall expire and shall be deemed to be revoked if the performance bond is not posted and the development agreement is not executed and all conditions of approval which can be reasonably met prior to recording of the final plat are not met within the time period specified. This time deadline shall constitute the time deadline for the developer to deliver an approved plat for signature by the Board of Supervisors required by § 206-30 of this chapter. The proper officers of the Township are not authorized to sign the plat for recording until the terms of the resolution are satisfied.
C.
Upon good cause shown, the Board of Supervisors may extend the time
deadline specified in the resolution by adoption of an amendment to
that resolution, upon written request of the developer, stating the
reasons for the extension requested. Such extension shall not be unreasonably
withheld.
A.
In lieu of the completion of any public improvement, as defined herein,
required prior to and as a condition for approval of a plat, the applicant
shall deposit a performance bond, as defined by this chapter, in favor
of the Township, in an amount equal to 110% of the cost of completion
of the improvements estimated as of 90 days following the date scheduled
for completion by the developer. Annually, the Township may adjust
the amount of the performance bond by comparing the actual cost of
the improvements which have been completed and the estimated cost
for the completion of the remaining improvements as of the expiration
of the 90th day after either the original date scheduled for completion
or a rescheduled date of completion. Subsequent to said adjustment,
the Township may require the developer to post additional security
in order to assure that the performance bond equals said 110%. Any
additional security shall be posted by the developer in accordance
with this section.
B.
The amount of the performance bond required shall be based upon an
estimate of the cost of completion of the required improvements, submitted
by an applicant or developer and prepared by an engineer and certified
by such engineer to be a fair and reasonable estimate of such cost.
The Township, upon the recommendation of the Township Engineer, may
refuse to accept such estimate for good cause shown. If the applicant
or developer and the Township are unable to agree upon an estimate,
then the estimate shall be recalculated and recertified by another
engineer and chosen mutually by the Township and the applicant or
developer. The estimate certified by the third engineer shall be presumed
fair and reasonable and shall be the final estimate. In the event
that a third engineer is so chosen, fees for the services of said
engineer shall be paid equally by the Township and the applicant or
developer. If the party posting the performance bond requires more
than one year from the date of posting of the performance bond to
complete the required improvements, the amount of the performance
bond may be increased by an additional 10% for each one-year period
beyond the first anniversary date from posting of the performance
bond or to an amount not exceeding 110% of the cost of completing
the required improvements as reestablished on or about the expiration
of the preceding one-year period by using the above procedure.
C.
If water mains or sanitary sewer lines, or both, along with apparatus
or facilities related thereto, are to be installed under the jurisdiction
and pursuant to the rules and regulations of a public utility or municipal
authority separate and distinct from the Township, financial security
to assure proper completion and maintenance thereof shall be posted
in accordance with the regulations of the controlling public utility
or municipal authority and shall not be included within the performance
bond required by this section.
A.
As a condition of granting final approval of a subdivision or land
development that requires the installation of public improvements
or to which conditions are attached to the grant of final approval,
the Board of Supervisors shall require that the developer execute
a development agreement with the Township, in a form acceptable to
the Township Solicitor, containing any conditions attached to the
approval of the plan and provisions that are reasonably required to
guarantee the proper installation of on-site and off-site improvements
related to the subdivision and/or land development and provisions
necessary to indemnify the Township in connection therewith.
B.
Said agreement shall be executed, the required performance bond shall
be posted and all required fees shall be paid before the Township
Manager shall affix his or her signature and the Township Seal to
the final plat for recording purposes.
C.
The development agreement shall contain any conditions of approval
that are not met at the time of final approval.
Upon approval of a final plat by the Township, the developer
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, for major subdivisions, 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.
A.
The Board of Supervisors may offer the mediation option as an aid
in completing the proceedings authorized by this article. Mediation
shall supplement, not replace, those procedures in this article once
they have been formally initiated. Nothing in this section shall be
interpreted as expanding or limiting Township police powers or as
modifying any principles of substantive law.
B.
Participation in mediation shall be wholly voluntary. The appropriateness
of mediation shall be determined by the particulars of each case and
the willingness of the parties to negotiate. In offering the mediation
option, the Board of Supervisors shall assure that, in each case,
the mediating parties, assisted by the mediator, as appropriate, develop
terms and conditions for:
(1)
Funding mediation.
(2)
Selecting a mediator who, at a minimum, shall have a working knowledge
of municipal zoning and subdivision procedures and demonstrated skills
in mediation.
(3)
Completing mediation, including time limits for such completion.
(4)
Suspending time limits otherwise authorized in this chapter or in
the Pennsylvania Municipalities Planning Code (Act 247, as amended[1]), provided there is written consent by the mediating parties
and by an applicant or the Board of Supervisors, if either is not
a party to the mediation.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
(5)
Identifying all parties and affording them the opportunity to participate.
(6)
Subject to legal restraints, determining whether some or all of the
mediation sessions shall be open or closed to the public.
(7)
Assuring that mediated solutions are in writing and signed by the
parties and become subject to review and approval by the Board of
Supervisors pursuant to the procedures for approval set forth in this
article.
C.
No offers or statements made in the mediation sessions, excluding
the final written mediated agreement, shall be admissible as evidence
in any subsequent judicial or administrative proceedings.