[Amended 12-30-1985; 3-10-2003]
The following procedures and requirements shall apply to minor subdivisions only (see § 99-12, definition of "minor subdivision"). All other subdivisions and resubdivisions, regardless of the total number of lots involved, shall be processed as major subdivisions according to the procedures and requirements specified in §§ 99-14 through 99-18 following. Minor subdivisions shall not be subject to these requirements but shall comply with this section and § 9-19 regarding fees as well as the remainder of this chapter.
A. 
Application requirements. Any person proposing to create a minor subdivision shall submit, along with plans required in Subsection B below, seven copies of an application for minor subdivision approval. This application may be in letter form and shall specify and/or include.
(1) 
The name, address and telephone number of the property owner of record and those of the subdivider, if different.
(2) 
The name or number of the road and municipality where the proposed subdivision is to be located.
(3) 
The name, address and telephone number of the surveyor or engineer who may be working on the subdivision plans.
(4) 
The type and number of structures proposed for the subdivisions.
(5) 
The type of water supply proposed.
(6) 
The type of sewer system proposed and permit number if granted.
(7) 
A check or money order payable to Salem Township in the amount of the required fee as established by the Township Board of Supervisor.
B. 
Plan requirement. The subdivider shall submit seven copies of the final plan, along with all drawings, maps and other required supplementary data for the proposed subdivision. This plan shall be prepared by a registered engineer or registered surveyor and shall show all the lots proposed to be created. The final plan shall meet the following requirements:
(1) 
The map shall be drawn at a scale of not more than 100 feet per inch and shall be not less than 8 1/2 inches by 11 inches nor more than 24 inches by 48 inches.
(2) 
The names of all abutting property owners and the size of any remaining acreage in the tract from which lots are being taken shall be shown.
(3) 
The map shall show the name of the municipality, name of the owner of record and the subdivider, North point, scale, legend and date.
(4) 
Soil types found on the site shall be shown. Soil Conservation Service classifications shall be used.
(5) 
Existing public roads shall be identified by traffic or legislative route numbers and private roads by their posted names and numbers.
(6) 
Proposed lot or parcel lines shall be drawn to scale and dimensions given in feet and hundredths of a foot. Lot areas shall be shown in square feet. The map shall depict the proposed subdivisions as a part of the contiguous holdings of the subdivider and adjacent parcels already taken from the parcel.
(7) 
A planning module for land development, along with a soils evaluation by test-pit method and/or other required supplemental data reviewed by the Township Sewage Enforcement Officer, shall be submitted in a form suitable for adoption by the township as a supplement to the Township Official Plan. The sewage disposal plan shall include a map of the lots to be conveyed with an illustrative placement for each of the sewage disposal systems and wells for the lots, unless off-site sewage disposal and water supply are to be provided.
C. 
Procedure.
(1) 
The subdivider shall submit the application for minor subdivision approval, along with the required copies of the plan, to the Salem Township Secretary at least 10 days prior to the meeting of the Planning Commission. Within the ten-day period, the submittal will be reviewed for completeness by the Township Secretary and/or the Township Ordinance Enforcement Officer to determine if the submittal is complete. If the submittal is complete, it will be forwarded to the Township Planning Commission. The Commission may, in instances where no substantive issues are involved, waive this requirement but shall be under no obligation to do so. If the submittal is incomplete, it will be returned to the applicant with a letter stating the reasons why the application is incomplete.
(2) 
Applications for subdivision and land development shall also be forwarded at the time of their receipt by the Township to the Wayne County Planning Commission as per requirements of Pennsylvania Municipalities Planning Code.[1]
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
(3) 
The Township Supervisors shall decide to approve or disapprove the minor subdivision and supplement to the Official Plan only after receiving the Planning Commission recommendation on the same, unless a period of 45 days has expired since the subdivider filed said plans with the Secretary and no Planning Commission recommendation has been received, in which case the Supervisors shall act without the benefit of its recommendation. The Supervisors shall act on minor subdivision applications but in no case more than 75 days after the filing of the application of plans with the Secretary.
(4) 
The Supervisors shall concurrently act on the proposed supplement to the Official Plan and shall communicate, in writing, their decision to the applicant within 15 days following the action setting forth any reasons for disapproval if that is their decision.
[Amended 12-30-1985; 6-12-1995; 3-10-2003]
A. 
A sketch plan may be submitted to the township by the owner of any land to be subdivided, resubdivided or developed for the purpose of classification and preliminary discussion of the proposed subdivision or land development. No action will be taken by the township with respect to a sketch plan and no discussions concerning the same shall later be construed to have implied approval of any sort. There shall be no time limits for the review of a sketch plan. (See § 99-12, definition of "Plan.")
B. 
The subdivider shall submit nine copies of an application for major subdivision approval and a preliminary plan, along with all drawings, maps and other required supplementary data, to the Township Secretary at least 10 days prior to the meeting of the Planning Commission at which action is desired. Within the ten-day period, the submittal will be reviewed for completeness by the Township Secretary and/or the Township Ordinance Enforcement Officer to determine if the submittal is complete. If the submittal is complete, it will be forwarded to the Township Planning Commission. The Commission may, in instances, where no substantive issues are involved, waive this requirement but shall be under no obligation to do so. If the submittal is incomplete it will be returned to the applicant with a letter stating the reasons why the application is incomplete. The Planning Commission shall review the preliminary plan to ascertain whether it complies with the requirements of this chapter and may request the subdivider to submit additional information or to make certain corrections or changes. Submission lacking information required by this chapter will not be considered filed, and the Commission shall so notify the applicant, in writing, indicating those items which are missing.
C. 
The Commission shall, within 60 days of the filing date, make its recommendation for approval or disapproval and submit five signed copies of the preliminary plan and accompanying planning module for land development to the Board of Supervisors. The Board of Supervisors shall make its decision regarding the preliminary plan within 30 days of its receipt from the Planning Commission (90 days total from the filing date) and communicate that decision, in writing, to the applicant within 15 days, setting forth any reasons for disapproval, should that be the decision.
D. 
The Board shall concurrently make its decision with respect to the planning module for land development to revise or supplement its Official Plan, and, if approval is granted, said revision or supplement will promptly be forwarded to the Department of Environmental Resources. Preliminary approval shall be conditional upon Department of Environmental Resources acceptance of the proposed revision. Applications for subdivision and land development shall also be forwarded at the time of their receipt by the township to the Wayne County Regional Planning Commission for a review and report, together with a fee sufficient to cover the costs of the review and report, which fee shall be paid by the applicant.
E. 
After receiving approval of a preliminary plan (or when conditions are removed), the subdivider shall either install the improvements required by this chapter or commence the preparation of final plans. The installation of improvements shall be for a portion of the subdivision or land development as approved by the township. In the absence of actual installation of improvements, the subdivider may otherwise guarantee them according to the requirements of § 99-17. Following the installation and inspection of improvements or preparation of satisfactory guaranties for their installation and maintenance, the subdivider may submit final plans to the township which shall be processed in the same manner as preliminary plans. However, no preliminary plans shall remain valid for development of final plans after a period of five years from preliminary approval, and no final plans will be accepted for any subdivision or land development for which the Department of Environmental Resources has not approved the necessary revision to the Official Plan. Upon review of the final plan and approval by the Board of Supervisors, on recommendation of the Planning Commission, the subdivider shall, within 90 days, officially record the final plan in the office of the Wayne County Recorder of Deeds.
The sketch plan should be at a scale sufficient to show the entire tract on one sheet and should show or include the following:
A. 
The location of that portion which is to be subdivided in relation to the entire tract.
B. 
All existing structures and wooded areas within the portion to be subdivided and within 50 feet thereof.
C. 
The name of the owner and of all adjoining property owners as disclosed by the most recent deed or tax records.
D. 
All streets or roads; streams; and water, sewage and gas and power lines within 500 feet of the subdivision.
E. 
The tentative layout of the remainder of the tract owned by the subdivider.
F. 
North point, scale and date.
G. 
A location map with sufficient information to enable the locating of the property.
A. 
The preliminary plan shall be clearly and legibly drawn at a scale large enough to facilitate understanding. Map sizes shall be convenient for the subdivider, but an attempt should be made to show all of the tract to be divided, even though only a small portion will be divided in the near future.
B. 
The plans will contain the following information:
(1) 
The proposed name of the subdivision. This name shall not duplicate in spelling or pronunciation any recorded subdivision within Wayne County.
(2) 
The location by name of the municipality, county and state. The plan should also include Tax Map numbers for affected and adjacent parcels.
(3) 
North point, date and graphic scale. The scale shall not exceed 100 feet per inch.
(4) 
The boundaries of the total tract and the acreage contained within it.
(5) 
Locations, names and widths of rights-of-way of all streets; widths of utility rights-of-way; parks and public grounds; permanent buildings in or adjacent to the subdivision which will have an effect on the design; and all open space easements.
(6) 
Approximate locations of existing sanitary sewers, public water mains, storm sewers, electric power and transmission lines, gas lines and all other items above- or below ground, with direction of flow and pressure.
(7) 
The names of owners of abutting properties and lines showing where they intersect.
(8) 
Existing contours at intervals of at least every 20 feet. United States Geological Survey maps may suffice for the basis of this item. The Township reserves the right to request greater detail when the scope or nature of the development demands the same.
(9) 
The proposed layout of streets, alleys and other public rights-of-way, including widths and proposed names which shall not duplicate existing names by spelling or pronunciation. The street proposals shall be accompanied by a submission of plans as required by the Township Road Ordinance,[1] including profiles, cross-sections and preliminary designs for bridges and culverts.
[1]
Editor's Note: See Ch. 95, Streets and Sidewalks, Art. II.
(10) 
The proposed layout, numbering and approximate dimensions and acreage of lots.
(11) 
Parcels to be dedicated to the public or reserved for their use or to be reserved by covenant for residents shall be shown and marked as such.
(12) 
Building setback lines. Where lots are located on a curve or side lines are not parallel, the width at the building line shall be shown.
(13) 
All drainage easements shall be shown and marked as such.
(14) 
The approximate final grades shall be shown.
(15) 
A statement of the proposed use of lots, indicating any lots designated for uses other than residential.
(16) 
Proposed covenants and restrictions.
(17) 
Evidence of water supply. In cases where no public water supply is planned as part of the subdivision, the subdivider shall supply acceptable evidence of the availability of another potable water source. This evidence may be in the form of logs from test wells by the subdivider or logs from existing wells established by professional well drillers.
(18) 
The subdivider shall present a letter from each utility company servicing the area indicating that the utility company is aware of the proposed subdivision.
(19) 
An erosion and sedimentation plan prepared in cooperation with the Wayne County Conservation District, where required.
(20) 
A stormwater management plan prepared in cooperation with the district where required.
(21) 
Planning module for land development, along with all information required in order to approve revision or supplement to the Official Plan. Sewage plans shall include a map of lots to be conveyed with an illustrative placement on each sewage disposal system and well for that lot, unless off-site sewage disposal and water supply shall have been provided.
(22) 
All applicable zoning data.
A. 
Methods to be followed:
(1) 
After approval of the preliminary plan, the subdivider, in a manner consistent with the Pennsylvania Municipalities Planning Code,[1] shall provide for the installation of the required improvements (those physical additions and changes which may be necessary to provide usable and desirable lots). Before requesting final plan approval the subdivider must:
(a) 
Install all the improvements required in Article III at the standards required; or
(b) 
File with the Secretary of the Township a performance guaranty to insure installation and construction of all required improvements at the standards required. Such guaranty shall meet with the approval of the Township Solicitor as to form and procedure.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
(2) 
The subdivider shall meet with the Township Engineer to develop a schedule, so that at the time each improvement is to be installed and upon its completion, adequate inspections can be made. Fees to cover costs of meetings, inspections and expenses incidental thereto shall be imposed in accordance with a schedule adopted by the Board of Supervisors.
B. 
Performance guaranty. This subsection is designed to be consistent with Sections 509 through 511 of the Pennsylvania Municipalities Planning Code,[2] and the Township hereby incorporates all authorities and requirements contained therein as part of this chapter.
(1) 
Posting. The performance guaranty must be approved by the Board with the advice of the Commission and must:
(a) 
Be a corporate surety bond, certified check or other security, provided that the same is satisfactory to the Board and consistent with the requirements of the Pennsylvania Municipalities Planning Code.[3]
[3]
Editor's Note: See 53 P.S. § 10101 et seq.
(b) 
Be payable to the municipality in which the subdivision is located.
(c) 
Be in an amount sufficient to complete the improvements in compliance with these regulations, plus expected cost increases.
(d) 
In the case of cash or its equivalent, be held in an escrow fund in the name of the municipality.
(e) 
Specify a satisfactory completion date for improvements which shall not be more than one year from the date of the final approval. Provisions may also be made for completion of improvements in phases or over a longer period, in cases of large developments.
(2) 
Return. When the improvements have been completed and approved for conformity with these regulations by the Township Engineer or other qualified individual designated by the Township, the guaranty must be released and returned. When any of the required improvements have been completed and approved or materials for the same have been secured on-site, a portion of the security commensurate with the cost of these improvements may be released and returned.
(3) 
Default. In the event of default, the obligor and surety shall be liable thereon to the Township for the cost of the improvements or parts thereof not installed. If proceeds of such bond or other security are insufficient to pay the cost of installing or making repairs or corrections to all the improvements covered by said security, the governing body of the municipality may, at its option, install part of such improvements in all or part of the subdivision or land development and may institute appropriate legal or equitable action to recover the moneys necessary to complete the remainder of the improvements. All of the proceeds, whether resulting from the security or from any legal or equitable action brought against the developer, or both, shall be used solely for the installation of the improvements covered by such security and not for any other municipal purpose.
[2]
Editor's Note: See 53 P.S. §§ 10509 through 10511.
C. 
Action on improvements or performance guaranty. The Township will insure:
(1) 
That the required improvements have been installed; or
(2) 
That security has been posted to insure proper construction of the improvements before final approval is granted.
D. 
Fees to cover inspection cost. Prior to the certification of any improvements or release of any guaranty, the subdivider shall pay all inspection costs associated with improvements and release of guaranties. Said payment shall be made to the Township.
E. 
Maintenance bond. Where improvements are being dedicated to the Township, the subdivider shall comply with the applicable requirements of any other Township ordinances governing dedication of improvements and submit a maintenance bond or other approved performance guaranty to guarantee maintenance and repair of those improvements for 18 months from the date of dedication. The maintenance bond shall generally be a maximum of 15% of the costs of improvements, subject to approval of the Board of Supervisors.
A. 
The final plan shall be drawn on new, permanent, transparent material. The plan shall be prepared on one or more sheets of a uniform size that coincides with that used on tax maps on record at the Wayne County Court House [sheet size of two by three (2 x 3) feet] and at one of the following scales: one inch equals 200 feet or one inch equals 100 feet or one inch equals 50 feet.
B. 
Final plan attachments and exhibits shall be numbered and labeled in accordance with the requirements of this section and a subdivision checklist to be developed by the Township. The final plan shall include:
(1) 
The name of the subdivision; the location by municipality, county and state and the date, North point and graphic scale.
(2) 
The names and addresses of the subdivider or the person who prepared the plan.
(3) 
The boundary of the subdivision, shown in a heavy line, with length of courses in feet and hundredths of feet and bearings to not more than half minutes.
(4) 
Bearings and distances. Block and lot numbers and all straight lot lines shall be dimensioned (in feet to the nearest hundredth of a foot and bearings in degrees and minutes). Curved lot lines shall show length of arc (in feet to the nearest hundredth of a foot) and the central angle (in degrees and minutes).
(5) 
The exact locations, widths and names of all streets and all crosswalks within the subdivision.
(6) 
Complete curve data for all curves included in the plan.
(7) 
All easements being provided for services or utilities in the subdivision and any limitations placed on the use of such easements.
(8) 
Accurate outlines of any lots or areas to be reserved or dedicated for common use by residents of the subdivision or for general public use, with the purpose indicated thereon.
(9) 
Front building lines shown graphically with dimensions.
(10) 
Block and lot numbers and lines with accurate bearing and dimensions thereof, including lengths of arcs and radii and including the bearings and dimensions of ties to adjacent blocks or property.
(11) 
Accurate locations, size, type and material of all monuments and lot markers.
(12) 
The property lines of the original tract or tracts of which the subdivision constitutes the whole or part.
(13) 
A list of all restrictions and covenants, if any, the developer intends to place in the deeds to the lots in the subdivision. If no such restrictions or covenants are to be imposed, a statement to that effect shall be included.
(14) 
Boundaries of the subdivision determined by accurate survey in the field. The final plan shall indicate the error of closure. However, additional unplatted lands of the subdivider shall not be required to be field surveyed and may instead be calculated.
[Amended 12-30-1985]
(15) 
An acknowledgment by the owner or owners of his or her or their adoption of the plan and dedication of streets and other public areas.
(16) 
A certificate signed by the project engineer showing that all improvements have either been installed and approved by the proper officials or agencies or that a guaranty insuring their installation has been submitted to the Township.
(17) 
Complete final construction plans and profiles of installed or proposed public sanitary sewage disposal systems and storm drains, with grades and pipe sizes, unless private septic tanks are to be used.
(18) 
Complete final construction plans of installed or proposed public water-distribution systems showing pipe sizes and locations of valves and fire hydrants, if any, unless private wells are to be used.
(19) 
In cases where a bond is to be provided in lieu of completed improvements, the subdivider shall be required to submit an itemized estimate of the cost of all improvements required to be installed.
(20) 
Evidence, in the form required by the Board, of arrangements that have been made with private utility companies or other agencies for supplying every lot in the subdivision.
(21) 
A properly executed application on a form provided by the Board.
(22) 
A key map for the purpose of locating the site to be subdivided, at a scale of not less than 2,000 feet to one inch, showing the relation of the property to adjoining property and to all streets, roads and municipal boundaries existing within 4,000 feet or any part of the property proposed to be subdivided. United States Geological Survey quadrangle maps may suffice as a base for such a key map.
(23) 
A statement that erosion and sedimentation and stormwater management plans, as required, have been prepared and, where appropriate, approved by the Wayne County Conservation District.
C. 
A landscaping plan, if any, will also be submitted showing the location of street trees and the treatment of buffer strips.
D. 
Appropriate approval blocks of an accepted type shall appear on the first sheet of the set of plans. The responsible officials will sign a set of reproducible drawings on Mylar or comparable material.
At the time an application for subdivision approval is filed, a fee shall be paid to the Township by the subdivider, such fee to be determined from a schedule of fees as adopted by the Board of Supervisors from time to time by resolution.
A. 
Certain types of subdivisions shall be exempt from the fee requirements of this chapter. These include family subdivisions and lot improvements.
B. 
Family subdivisions are those which involve conveyances by a property owner to a daughter or son, brother, sister, father, mother, nephew, niece, aunt, uncle, grandchild, stepchild or adopted child.
C. 
Lot improvement subdivisions, wherein a parcel of land is added to an existing lot for the purposes of increasing the size of the existing lot or where a number of small lots are resubdivided or realloted so as to make a lesser number of larger lots, are exempt from the provisions of this chapter, provided that:
(1) 
The resulting parcel is restricted to use for one single-family dwelling only, and the subdivision map shall clearly note the restriction; and
(2) 
The grantor's remaining lands comply in all respects to the provisions of this chapter;
(3) 
Three copies of the subdivision plan are submitted to the Planning Commission.
D. 
After the Planning Commission shall have determined that the conditions for a lot improvement waiver have been met, it shall notify the Board of Supervisors of such determination, and the Board of Supervisors shall sign the plans at its next regular meeting. The following notation shall be placed on the plans which are processed as a waiver under this action: "Action is granted for recording purposes only in accordance with § 99-20 of Chapter 99, Subdivision and Land Development, of the Code of the Township of Salem."