[Amended 6-9-1983 by Ord. No. 71-B; 2-9-1984 by Ord. No. 71-C; 11-8-1987 by Ord. No. 100; 12-19-1991 by Ord. No. O-91-13]
[Amended 6-20-1996 by Ord. No. O-96-07; 5-7-1998 by Ord. No. O-98-02; 11-19-1998 by Ord. No. O-98-12; 2-20-2014 by Ord. No. O-14-01]
A. 
Proposed subdivision and land development plans, all or part of which are situated in the Township, shall be reviewed by the Township Planning Commission and the Centre Regional Planning Commission and shall be approved or denied by the Township Council in accordance with the procedures specified in this article. Subdivision and land development plans shall consist of a preliminary plan, which is submitted and reviewed in accordance with §§ 180-8 and 180-9. Following approval of the preliminary subdivision and land development plans, a final plan can be submitted for all or a phase of the approved preliminary plan, which shall be submitted and reviewed in accordance with §§ 180-10 and 180-11. Upon approval, final subdivision and land development plans shall be recorded in accordance with §§ 180-12 and 180-13. If the proposed subdivision or land development plan is proposed to be developed in a single phase, then the applicant shall be permitted to have the plan reviewed as a preliminary/final plan, in which case the preliminary plan and final plan process run concurrently in a single stage review process.
B. 
Minor plans for land developments and subdivisions.
(1) 
A minor plan is a change which has minimal impact on the design pattern of the site and does not have significant impact on the surrounding area.
(a) 
The following is a partial listing of examples of a minor plan:
[1] 
A decrease in the floor area ratio (FAR);
[2] 
An increase in impervious coverage by no more than 5%;
[3] 
Internal roadway plan adjustments that do not change the location of access points;
[4] 
No expansion or adjustment in the stormwater management facility to handle additional flows;
[5] 
An increase which shall not exceed either 10% or 1,000 square feet in gross floor area (GFA), whichever is less;
[6] 
Property line replots that do not create an additional lot or lots and that do not alter or delete existing property access locations or easements or create landlocked property; and
[7] 
Lot consolidations of existing lots abutting one another held in single ownership into a single lot.
(b) 
For proposed plans which do not meet the above-mentioned criteria but may be a minor plan, the Zoning Officer shall consult with the Planning Commission and/or Council to determine if the plan can continue as a minor plan.
(2) 
A site which is deficient per existing ordinance standards cannot be considered a minor plan.
(3) 
If a plan is determined to be a minor plan, it is reviewed by the Township Zoning Office. Furthermore, if a plan is submitted more than once as a minor plan, in each subsequent submission the overall revisions of the site will be considered.
(4) 
If a plan has been determined to meet the above criteria, and prior to staff approval, the plan shall be submitted to the College Township Zoning Office with the following requirements:
(a) 
The minor plan shall meet all applicable content requirements of § 180-9 as applicable.
(b) 
The minor plan shall contain new signature blocks for the Zoning Officer, owner's certification, and a Township Engineer stormwater certification, if applicable.
(c) 
The submittal of the minor plan shall include six sets of the full-size copies and one copy 11 inches by 17 inches, which will be forwarded to the Centre County Planning Commission.
(d) 
The submittal of the minor plan shall also include a completed minor plan checklist and other supporting documentation, as applicable.
(5) 
The Zoning Officer shall be given 60 days from the date of submittal of the minor plan to approve or deny the plan. Additional time can be granted by the applicant if issues are identified with the minor plan that will take longer than the 60 days to rectify. If the plan is denied, the Zoning Officer shall specify the defects for which the minor plan was denied.
(6) 
The minor plan, if approved by the Zoning Officer, shall be recorded at the Centre County Recorder of Deeds Office within 90 days of signing and approval.
(7) 
In any instance, the Zoning Officer has the discretion to consult with or seek the approval of the Township Planning Commission Chairman or the Planning Commission, if the Zoning Officer decides that the requested minor plan includes unusual features that may affect current Township planning philosophy.
(8) 
The Zoning Officer shall present a monthly report to the Planning Commission summarizing all minor plans submitted and the subsequent actions taken.
[Amended 9-4-2003 by Ord. No. O-03-16; 8-16-2007 by Ord. No. O-07-03; 8-16-2018 by Ord. No. O-18-05]
A. 
A potential applicant for a planned development may request to have a sketch plan reviewed with the Planning Commission and/or Township staff for the purpose of discussing or reviewing such proposed development and for obtaining advice on the preparation of the preliminary plan.
B. 
The review of a sketch plan shall not be regarded as a formal application for the planned development. The filing of items to the Planning Commission and/or staff shall not constitute submission of a plan or application for planned development nor shall such materials be binding on subsequent submissions by the applicant.
C. 
Any report, sketch plan, plat or map to be considered by the Planning Commission at its regularly scheduled meeting shall be provided by the potential applicant at a minimum of 11 paper copies and one electronic copy in a format suitable to the Township. The Township Engineer or his/her designee shall distribute a copy of the same to the Township Planning Commission, Township Engineer, Township Zoning Officer, and the Centre Regional Planning Commission for informational purposes only. Depending on the size and/or impact of the proposed development on existing fire protection issues, a copy of the sketch plan may have to also be provided to the Fire Director or his/her designee.
D. 
The Planning Commission may, at its sole discretion, make or refuse to make recommendations at their regularly scheduled meeting. Any recommendations made by the Planning Commission at or in response to the proposed development shall not be binding upon the applicant or upon the Planning Commission in its review of the plan after formal application.
[Amended 9-4-2003 by Ord. No. O-03-16; 8-16-2007 by Ord. No. O-07-03; 3-19-2009 by Ord. No. O-09-02; 2-20-2014 by Ord. No. O-14-01; 8-16-2018 by Ord. No. O-18-05]
A. 
All applications for Township approval of planned development plans shall commence with the official submission of a plan and all required supplementary data to the Township Engineering Office. The application for preliminary approval of the development plan shall be filed by or on behalf of the landowner. At any time during the review process, the applicant may amend the originally submitted plan solely for the purpose of correcting minor deficiencies in the original plan to the extent necessary to meet the requirements of this chapter.
B. 
A preliminary plan shall be deemed to have been submitted for review when the applicant has furnished to the Township Engineering Office the following documents.
(1) 
Initial submission.
(a) 
One copy of a completed application for planned development, plus payment of all application fees (available in § A203-14 of the College Township Code);
(b) 
Eight sets of the preliminary plan and narrative, which shall fully comply with the requirements of this article.
(c) 
Two sets of the stormwater management plan and the erosion and sedimentation control plan[1];
[1]
Editor's Note: See Ch. 175, Stormwater Management.
(d) 
One set of the one completed plan review checklist and any written backup or support documents for this plan;
(e) 
One electronic plan set in a format suitable to the Township; and
(f) 
The number of sets of plans required are subject to change if additional reviewers need to also review the proposed development (such as the Pennsylvania Department of Transportation or one of the water authorities).
(2) 
Second submission (Planning Commission meeting).
(a) 
Fifteen sets of the preliminary plan and narrative, which shall fully comply with the requirements of this article, four copies of which shall be full size and the remaining may be 11 inches by 17 inches;
(b) 
Fifteen sets of written comments on how this plan addresses the plan review comments;
(c) 
Two sets of the stormwater management plan and the erosion and sedimentation control plan[2];
[2]
Editor's Note: See Ch. 175, Stormwater Management.
(d) 
One electronic plan set in a format suitable to the Township; and
(e) 
The number of sets of plans required are subject to change if additional reviewers need to also review the proposed development (such as the Pennsylvania Department of Transportation or one of the water authorities).
(3) 
Third submission (Council meeting).
(a) 
Four sets of the preliminary plan and narrative, which shall fully comply with the requirements of this article;
(b) 
Four sets of written comments on how this plan addresses the plan review comments;
(c) 
Two sets of the stormwater management plan and the erosion and sedimentation control plan[3];
[3]
Editor's Note: See Ch. 175, Stormwater Management.
(d) 
One electronic plan set in a format suitable to the Township; and
(e) 
The number of sets of plans required are subject to change if additional reviewers need to also review the proposed development (such as the Pennsylvania Department of Transportation or one of the water authorities).
C. 
Upon receipt of the above, the Township Engineering Office shall immediately forward the preliminary plan and the narrative to the following:
(1) 
For initial submission: nine copies.
(a) 
The Zoning Officer: one copy;
(b) 
The Centre Regional Planning Agency and Centre County Planning and Community Development Office: two copies;
(c) 
The Township Engineer: two copies;
(d) 
The Centre Region Code Administration: one copy;
(e) 
Pennsylvania Department of Transportation: one copy (if the development abuts a state or federal road and has not already been submitted by the applicant to the Pennsylvania Department of Transportation);
(f) 
The Fire Director or his/her designee: one copy;
(g) 
The Centre Area Transportation Authority: one copy; and
(h) 
College Township Water Authority or State College Borough Water Authority: one copy when located in the Wellhead Protection Overlay District.
(2) 
For the second submission (Planning Commission meeting): 15 copies. The plan will be distributed to the following:
(a) 
Each member of the College Township Planning Commission: seven copies;
(b) 
The Zoning Officer: one copy;
(c) 
The Centre Regional Planning Agency and Centre County Planning and Community Development Office: two copies;
(d) 
The Township Engineer: two copies;
(e) 
College Township Water Authority or State College Borough Water Authority: one copy when located in the Wellhead Protection Overlay District, if changes were made.
(3) 
For the third submission (Council meeting): four copies. The plan shall be forwarded to the following:
(a) 
Township Zoning Officer: one copy;
(b) 
Township Engineer: two copies;
(c) 
Centre Regional Planning Agency: one copy; and
(d) 
College Township Water Authority or State College Borough Water Authority: one copy when located in the Wellhead Protection Overlay District, if changes were made.
D. 
Review by the Township Planning Commission.
(1) 
At the next regular meeting following the receipt of the application for preliminary approval, provided that such application was made at least 29 days prior to the meeting or at a special meeting called for that purpose, after receipt of the preliminary plan, the Planning Commission shall review the plan to determine conformance with the provisions contained in these regulations. Special meetings will be held at the discretion of the Planning Commission, if no meeting has been scheduled within 30 days of the submitted month.
(2) 
The Township Engineer shall notify the Township Council, in writing, of any recommended action, changes or modifications to the plan after such decision is made, provided that the Planning Commission shall make such recommendations within 60 days after the date the application for preliminary approval was filed. The Planning Commission shall not make recommendations on such application until reports from the County or Centre Regional Planning Commission and the Township Engineer are received or until expiration of 30 days from the date the plan was forwarded to the Centre County and Centre Regional Planning Commissions, whichever comes first.
(3) 
If reviews by the Township Planning Commission result in an unfavorable recommendation because the requirements of this chapter have not been met, notification to the Township Council should specify the defects found in the plan, describe the requirements that have not been met, and cite the provisions of this chapter with respect to such defects or requirements.
(4) 
During the Township Planning Commission review, the landowner shall place an advertisement in the paper of general circulation as set forth by the requirements of the Pennsylvania Municipalities Planning Code,[4] as amended, for public notification. The notice shall include the starting time of the meeting, the place of meeting, the location of the development within the Township, and information that the public meeting is for the purposes of public comment and review of the plan. Owners of abutting properties shall individually be sent written public notice of the public meeting by the landowner via United States certified mail, return receipt requested.
Sample Wording of Public Notice
NOTICE TO COLLEGE TOWNSHIP RESIDENTS
At the month, day meeting of the College Township Planning Commission, a planned development, known as project name will be presented formally for review and comment. This plan is presently in the planning and development stages; public comment is welcome at this meeting. A copy of the preliminary plan and narrative prepared by the developer is available for public inspection at the College Township Municipal Building during regular business hours. The meeting will be held at the College Township Municipal Building at 1481 East College Avenue, State College, Pennsylvania 16801, starting at time of meeting. The proposed planned development plan is located __________. For questions or information concerning this plan, please contact the Zoning Office at the Township Municipal Building. Block ad.
Advertisement dates: 14 and seven days before meeting.
[4]
Editor's Note: See 53 P.S. § 10101 et seq.
E. 
Review by the Township Council. Upon receipt of the recommendations from the Township Planning Commission, and in no event later than the time frame specified by law, the Council shall review the application for preliminary plan approval.
(1) 
The Council shall review the plan and the written reports of the Township Planning Commission, the Centre County Planning Commission, the Centre Regional Planning Commission, the Township Engineer, the Zoning Officer and the other reviewing agencies to determine if the plan meets the provisions contained in these regulations. Prior to approval of a preliminary plan for which off-site sewer or water service is proposed, the Council shall require, as a condition of approval, that the applicant furnish written confirmation from the appropriate bodies that such service is or will be made available to the planned development.
(2) 
Approval or denial.
(a) 
The Council, within the time frame specified by law, following the Planning Commission action or inaction, shall, by official written communication to the applicant, either:
[1] 
Grant approval of the preliminary plan as submitted;
[2] 
Grant approval subject to the applicant meeting specified conditions to the preliminary plan as submitted; or
[3] 
Deny preliminary approval to the development plan, including a list of reasons and/or plan deficiencies.
(b) 
The official written communication shall be certified by the Township Zoning Officer or the Township Engineer and shall be filed in his/her office. A copy shall be mailed to the landowner.
(3) 
Where a planned development is projected to be developed over a period of years, the Council shall authorize submission and review of the final plan by phases. In such case, a schedule showing the proposed times within which applications for final plan approval of each phase of the planned development are intended to be filed shall be included with the preliminary plan. The schedule shall be revised with each final plan submission of the landowner or developer.
(4) 
Failure of the Council to render a decision and communicate it to the applicant within the time, and in the manner required herein, shall be deemed an approval of the preliminary plan in terms as presented, unless the applicant has agreed, in writing, to an extension of time or change in the prescribed manner of presentation or communication of the decision. In any case, failure to meet the extended time or change in manner of presentation of communication shall have like effect.
(5) 
An approved preliminary plan, including all conditions prescribed by Council, if any, and including all required signatures, shall be filed with the Township including an electronic plan set of the approved preliminary plan, including supporting documentation in a format suitable to the Township.
(6) 
Preliminary approval shall not authorize construction or the issuance of any building or zoning permit. However, in the case of a subdivision of land, the preliminary approval may permit the developer to construct the public improvements.
All preliminary plans submitted for review shall be drawn to a scale of one inch equals 60 feet or larger (e.g., one inch equals 20 feet). Plans shall be submitted on the following sheet sizes: 18 inches by 24 inches, 24 inches by 36 inches and 36 inches by 42 inches. All lettering shall be drawn to a size to be legible if the plans are reduced to half size. All sheets comprising a submission shall be on one size and shall contain the following information:
A. 
General notes and data.
(1) 
Name of the proposed development.
(2) 
Date of the application for land development and/or subdivision.
[Amended 2-20-2014 by Ord. No. O-14-01]
(3) 
The name and address of the owner and deed book and page numbers of the deeds conveying the property to the owner. Also, the name of the developer and billing address, if different.
(4) 
Tax parcel number or numbers (identify parcels).
(5) 
Zoning district or districts.
(6) 
Required setbacks (front, side and rear);
(a) 
By ordinance.
(b) 
By deed (if different).
(7) 
Maximum height allowed (in zoning district).
(8) 
Current use of property.
(9) 
Proposed use of property.
(10) 
Number of required parking spaces. (show calculations.)
(11) 
Base or benchmark for topography on plan.
(12) 
Act 172 list of utility companies.
(13) 
The name and address of the individual or firm preparing the plan.
(14) 
Density calculation: A table shall be included on the plan describing each phase or section with quantitative data, including the following:
(a) 
The total area of the development and approximate area of each phase.
(b) 
The total area devoted to uses, the approximate number of units, the percentage of each type of use and the total floor area in the development and in each phase.
(c) 
Floor area ratio (FAR) per acre in the development and each phase.
(d) 
The area of streets, parking, sidewalks and walkways and the total area paved and percent of area paved or covered by structures, in the development and each phase or section.
(e) 
The total acreage and percent of acreage in parkland and open space in the development and each phase (if any).
(f) 
The total area devoted to planned recreational use throughout the entire development and in each phase (if any).
(g) 
The calculation of impervious surface in the development and in each phase.
(15) 
Narrative statement: A written statement, including the following (as applicable):
(a) 
A statement of the ownership of all of the land included within the development.
(b) 
An explanation of the purpose of the subdivision or land development.
(c) 
A statement describing any proposed innovative design concepts included in the plan.
(d) 
The substance of covenants, grants of easements or other proposed restrictions to be imposed on the use of land, buildings and structures, including proposed easements or grants for public use or utilities.
(e) 
A description of the form of organization proposed to own and maintain the parkland and open space, recreational facilities and structures or other facilities.
(f) 
A statement of the proposed use and improvement of parkland and open space and recreational facilities.
(g) 
A description of proposals to preserve natural features and existing amenities and a statement of conceptual landscaping designs.
(h) 
A statement describing the stormwater management methods to be employed.
(i) 
A reference of the narrative statement shall be made on the proposed development plan.
(16) 
Development schedule. When a development is proposed to be submitted for final plan approval in phases over a period of years, the following shall be included with the application for preliminary approval:
(a) 
The phases in which the development will be submitted for final plan approval and the approximate date when each phase will be submitted for final plan approval.
(b) 
The approximate date when the development and each phase will be completed.
(17) 
If a land development or subdivision plan proposes common elements as defined in this chapter, an association must be formed pursuant to § 180-27 of the College Township Code and the Uniform Planned Communities Act, 68 Pa C.S. § 5101 et seq. with the following submission requirements:
[Added 7-21-2005 by Ord. No. O-05-11]
(a) 
Declaration for the planned community pursuant to the Uniform Planned Communities Act, 68 Pa. C.S. § 5205.
(b) 
Association bylaws of all associations, including all mandatory bylaws pursuant to the Uniform Planned Communities Act, 68 Pa C.S. § 5306.
(c) 
The following notes shall be added to the plan:
[1] 
This plan represents a development with common elements that shall be governed by an association.
[2] 
Any land governed by this association shall be permitted to develop pursuant to College Township requirements, this land development/subdivision plan, the Declaration of Planned Community for this tract, and/or any deed restrictions. Common elements shall be permitted to be improved as required.
[3] 
Note the date of the planned formation of the association.
B. 
Graphic information and plan content. The following information shall be provided:
(1) 
North point, graphic scale and legend describing all symbols shown on the plan.
(2) 
A key map showing the location of the proposed development, driveways, roads and all major developments within 2,500 feet therefrom at a scale of one inch equals 400 feet.
(3) 
The day, month and year that the plan was prepared and the date and a description of revisions to the plan occurring after initial submission.
(4) 
The names of abutting property owners, their mailing addresses, tax parcel numbers and deed book and page numbers.
(5) 
Existing features.
(a) 
Perimeter boundaries of the total property, showing bearings to the nearest minute and distances to the nearest hundredths of a foot.
(b) 
All utilities and drainage easements.
(6) 
Natural features:
(a) 
Sinkholes, watercourses and depressions.
(b) 
Floodplain of the one-hundred-year flood elevation. (Also show any floodplain soils.)
(c) 
Steep slope as defined in Chapter 200, Zoning.
(d) 
Topographic contour lines at vertical intervals of two feet for land with average undisturbed slopes of 4% or less and at intervals of five feet for land with average slopes exceeding 4%, including the source of topographic data.
(e) 
All shrubs, trees and tree masses.
(7) 
Man-made features (in or within 150 feet of the property):
(a) 
Sewer lines (including laterals).
(b) 
Water mains and fire hydrants (including laterals).
(c) 
Electrical lines and poles (surface and subsurface).
(d) 
Culverts and bridges (type size and appropriate slope).
(e) 
Railroads.
(f) 
Buildings (including parking lot and planting).
(g) 
Streets, including right-of-way, cartway widths, approximate grades and bike paths.
(h) 
All other utilities (including service entrances).
(8) 
Proposed development.
(a) 
Street information including:
[1] 
Location and width of rights-of-way and cartways.
[2] 
Proposed street names.
[3] 
Statement as to whether street will remain private or dedicated to the municipality. (If there will be a dedicated public street, a typical cross section, showing materials for base and surfacing and method of construction will be proposed.)
[4] 
Profiles along the center line of each proposed street, finished grade at a scale of one inch equals 50 feet horizontal and one inch equals five feet vertical.
[5] 
Radius of horizontal curves.
[6] 
Height of tangents between reverse curves.
[7] 
Curb radii at intersections.
[8] 
Vegetation to be planted between curb or shoulder right-of-way line.
[9] 
Curbs and gutter, location and typical designs.
[10] 
Topographic contour lines for proposed finished grades within rights-of-way at intervals specified in Subsection B(6)(d) above.
[11] 
Typical cross section of roads proposed.
(b) 
Lot lines to the nearest foot and areas of each lot to the nearest square foot to be subdivided or leased.
(c) 
Sidewalks, walkways and bike paths, including location, width, grades, surfacing materials and ramps for the handicapped.
(d) 
Yard setbacks lines as required by Chapter 200, Zoning.
(e) 
Lighting, including:
[Amended 2-20-2014 by Ord. No. O-14-01]
[1] 
Location of all proposed and existing exterior light fixtures, including but not limited to streetlights, entrance lights and off-street parking lot lights;
[2] 
Completed lighting compliance checklist;
[3] 
Two lighting plans showing point-by-point photometric calculations for both pre- and post-curfew lighting levels, as applicable;
[4] 
A summary table of lighting calculations on the lighting plan itself; and
[5] 
Any other information related to compliance with § 200-35K, Compliance submission, including but not limited to a schedule of all lighting fixtures, initial lumens output, type of shielding, manufacturer's illustration, and cut-sheets, etc.
(f) 
Lot numbers.
(g) 
Utility and drainage easements.
(h) 
Location and species of shade trees within street rights-of-way.
(i) 
Location and size of utilities servicing developments.
(j) 
The following regional fire protection requirements:
[Amended 9-4-2003 by Ord. No. O-03-16[1]]
[1] 
The applicant shall contact the Water Authority to obtain fire flow rates for the water system serving the proposed subdivision or land development. These flow rates shall be provided as a note on the plan submitted to College Township.
[2] 
All plans shall provide the size of all existing and proposed waterlines and fire hydrants in, and adjacent to, the proposed subdivision or land development.
[3] 
The location, construction detail(s) and ownership information of any water storage system shall be provided in the plan detail sheets. (Approved design specifications for underground storage tanks may be obtained from the Centre Region Fire Administrator.)
[4] 
Setbacks and/or building separations shall be graphically noted on all plans.
[5] 
Details for all existing and proposed fire apparatus access routes.
[6] 
Details for all existing and proposed Fire Department connections and hydrants.
[7] 
The plan shall provide a note indicating if any structure within the proposed development will have a built-in fire suppression system, including but not limited to automatic fire sprinkler systems.
[1]
Editor's Note: This ordinance established regulations affecting or relating to subdivision and land development plans, and stated that subdivision plans of four parcels or less and changes to existing subdivisions that impact four parcels or less are exempt from the requirements of this ordinance.
(k) 
Land to be reserved or dedicated for public use.
(l) 
The approximate location, total ground floor area, total floor area, height and use of the buildings and other structures. (All area dimensions shall be indicated in square feet.)
(m) 
Geodetic GPS locations, as follows:
[Added 2-20-2014 by Ord. No. O-14-01]
[1] 
A minimum of four points should be provided;
[2] 
The points should be evenly distributed on the plan; and
[3] 
The coordinates shall be noted in decimal degrees or degrees, seconds accurate to the thousandths place.
(9) 
All fire lanes as stipulated in Chapter 105, Fire Lanes.
(10) 
All outdoor storage facilities: i.e., bulk trash containers and raw material storage.
(11) 
Motor vehicle access to site:
(a) 
All setbacks required for private driveways or property access.
(b) 
Driveway throat widths, including radius (show vehicle turning path of largest trucks servicing the site).
(c) 
Standards and information concerning the construction of driveways or accesses.
(12) 
Off-street parking:
(a) 
Location, including setbacks.
(b) 
Standard and information concerning the construction of parking lots, including traffic control painting and line layout of spaces.
(c) 
All handicapped spaces required.
(d) 
All curbing and raised islands.
(e) 
Storm drainage facilities.
(f) 
All perimeter plantings, such as, shrubs, deciduous and coniferous trees. Include size of quality plants used for headlight screening and installation methods.
(g) 
Location of all loading spaces required.
(h) 
Information concerning the construction and landscaping of the parking lots, including section elevations, plans and detail of all landscaping elements.
(13) 
Buffer yards and screening: the location of all buffer yards required, including the following:
[Amended 2-20-2014 by Ord. No. O-14-01]
(a) 
Graphically depict on the plan the location, width and type of buffer yard (A through E).[2]
[2]
Editor's Note: See § 200-36E, Buffer yards.
(b) 
Graphically depict the location and type of landscaping. If a fence is required as part of the buffer yard, it shall be depicted on the plan, including a sample elevation drawing of said fence.
(c) 
Place a summary table on the plan summarizing the quantities of landscaping by type in each buffer yard.
(d) 
Note any substitution of landscaped material, as permitted under § 200-36K, if applicable.
(e) 
Graphically depict the location of any required screening, including noting the height and materials of said screen.
(14) 
Man-made items: A list placed on the plan stating the quantity and name of man-made items, either existing or proposed, in the building setback areas, excluding parking lots and plantings.
(15) 
Grading plan: A general grading plan showing any major alterations to the topography of the site.
(16) 
Parkland and open space.
(a) 
The approximate location and area of the proposed parkland and open space.
(b) 
The proposed use and improvements of parkland and open space.
(c) 
The approximate location and use of common recreational facilities and structures.
(d) 
The approximate location and area of land(s) to be dedicated for public purposes (if any).
(e) 
A conceptual landscaping plan indicating the treatment of materials and landscaping concepts used for private and common open space.
(17) 
Stormwater management plan:
(a) 
A stormwater management plan must be prepared in accordance with the College Township Stormwater Management Ordinance, Chapter 175. However, at the developer's option a preliminary stormwater management plan may be prepared and have the exceptions described below. If these exceptions are taken in the preliminary plan submission, no development shall occur until Township approval is obtained on a stormwater management plan that meets all requirements of Chapter 175.
(b) 
(Reserved)[3]
[3]
Editor's Note: Former Subsection B(17)(b), concerning allowed exception from Ch. 175, Stormwater Management, was repealed 3-19-2009 by Ord. No. O-09-02.
(c) 
No other exceptions shall be taken on the preliminary stormwater management plan without expressed written approval from the Township Engineer.
(18) 
A transportation impact report: This report shall be tailored to fit the size and need of a proposed development. It is the intent of the transportation impact report to show the actual conditions and the effects this development will have on the surrounding areas. It is highly recommended that the developer's engineer consult with the Township staff prior to the start of the impact report to determine the extent of the study, study area and size of study to be done (if any). The report must be prepared by a qualified professional and include the following:
(a) 
Analysis and description of existing conditions and traffic volumes for the external road network serving the site. The external road network to be studied shall be determined by the municipality prior to the preliminary plan review.
(b) 
A base condition analysis shall be prepared to establish existing levels of service followed by analysis and description of protected traffic conditions based on the land uses proposed within the development. Trip generation rates for morning and evening peak hours of the project shall be prepared, as well as the internal/external trip distribution and intersection analysis.
(c) 
The analysis shall address the traffic impacts of the proposed development along with surrounding traffic-generating land uses in the area including land use changes. The analysis will demonstrate the adequacy of the area road network and identify access and improvements to traffic control measures impacted by the proposed development and surrounding land uses.
(d) 
The analysis shall contain recommended internal and off-site road improvements. These recommended improvements should be specific as to location and scope of work required, along with a phased schedule for possible implementation. Examples of additional items that should be included in this section are:
[1] 
Typical sections for each category of street.
[2] 
A phasing plan which delineates the street improvements that will be provided simultaneously with the construction of each development phase.
(e) 
Utilization of alternate modes of transportation shall be a component of the traffic impact analysis. Evaluation of traffic mitigation measures as they relate to public transportation and future site development should also be addressed.
(f) 
Revision of the traffic impact study based on major variations (as defined in this chapter) to the approved preliminary plan shall be required. This shall occur prior to the filing of an application to amend the preliminary plan, following the procedures required herein for preliminary plan approval.
(19) 
Signatures:
(a) 
Signature(s) and seal(s) of a licensed engineer and/or architect or landscape architect who prepared and/or supervised the preparation of the plan.
(b) 
Signed, notarized statement by the landowner certifying ownership of the property.
(c) 
Space for approval signatures by the Chairman and Secretary of the Council and Chairman and Secretary of Planning Commission, including the date of such approval.
(d) 
Signed, notarized statement by the owner certifying ownership of the property and acknowledging all offers of dedication of land or facilities to the municipality and acknowledging that the owner will be responsible for maintenance of lands or facilities until they are completed and accepted for dedication by the municipality.
(e) 
The Fire Chief's signature.
[Amended 9-4-2003 by Ord. No. O-03-16]
(f) 
Add the following note for the appropriate plan:
[1] 
Subdivision plans. Approval of this preliminary plan and the final stormwater management plan grants the developer the right to construct the public improvements for this development. Only after final plan approval can the developer construct, offer for sale, transfer, agree or enter into an agreement to sell any lot or unit.
[2] 
Land development plans. Preliminary approval shall not authorize construction or the issuance of any building or zoning permit.
(20) 
Fire protection plan procedures.
[Added 9-4-2003 by Ord. No. O-03-16[4]]
(a) 
College Township will provide all subdivision and land development plans, whether preliminary or final, to the Fire Chief at the time they are provided to the Centre Regional Planning Agency (CRPA) for review. The deadline for the review and comment by the Fire Chief shall be the same as the deadline for review and comment by the College Township Zoning Administrator and the CRPA. The Fire Chief shall review the plans for the following fire protection features:
[1] 
Fire flow and/or water supply available for fire fighting.
[2] 
The location and available flow of fire hydrants.
[3] 
The location, design and capacity of water storage facilities.
[4] 
Fire apparatus access.
[5] 
The location of fire lanes, if needed.[5]
[5]
Editor's Note: See Ch. 105, Fire Lanes.
[6] 
The location of any Fire Department connections provided.
[7] 
The presence of any built-in fire suppression systems.
(b) 
The Fire Chief shall provide written comments on the plan to the applicant and College Township within 10 business days.
(c) 
If any revisions are made to the plan following the Fire Chief's initial review, the plan will be provided to the Fire Chief three business days prior to the meeting where the plan will be considered for approval by the College Township Council.
(d) 
The Fire Chief shall provide written comments on any revised plans to the applicant and College Township.
(e) 
If the plan is not recommended by the Fire Chief, the Council may:
[1] 
Deny or conditionally approve the plan based on the conditions listed in the Fire Chief's comments; or
[2] 
Determine that the applicant has adequately addressed water supply and/or fire apparatus access and approve the plans.[6]
[6]
Editor's Note: Former Subsection B(21) which immediately followed, regarding documentation of exterior illumination, added 8-16-2007 by Ord. No. O-07-03, was repealed 2-20-2014 by Ord. No. O-14-01.
[4]
Editor's Note: This ordinance established regulations affecting or relating to subdivision and land development plans and stated that subdivision plans of four parcels or less and changes to existing subdivisions that impact four parcels or less are exempt from the requirements of this ordinance.
C. 
Workforce housing units. Subdivision/land development plans which propose dwelling units which meet the requirements of § 200-38.4 shall provide the following documentation in addition to the above requirements:
[Added 5-21-2009 by Ord. No. O-09-06]
(1) 
Identification of all lots or dwelling units to be sold or rented as workforce housing units as well as any market-rate units which take advantage of the zoning relief provided for those units less than 100% of area median income as defined in Chapter 200, Zoning.
[Amended 6-20-2013 by Ord. No. O-13-01]
(2) 
Workforce housing plan. The developer shall submit with the subdivision/land development plan a document containing all required information pertaining to the regulations herein, including but not limited to the following:
(a) 
Details of the number, size and location of the workforce housing units, including a phasing plan for the construction of the workforce housing units in relation to the market rate housing units.
(b) 
How the units will be marketed to potential buyers, including the details of how the marketing plan will coincide with the certification process of income-qualified households.
(3) 
All legally binding agreements in regards to affordability assurances shall be included pursuant to § 200-38.4 for review by the Township Solicitor and potential approval by the College Township Council.
(4) 
All deed restrictions required under § 200-38.4 shall be included as part of the plans. The restrictions shall also be reviewed by the Township Solicitor and approved by the College Township Council.
(5) 
For those workforce housing units to be sold, purchase agreements that are approved as to form by the Township and include language provided by the Township that require that an appropriate disclosure form be provided to and explained to the affordable unit buyer prior to execution of the contract. The disclosure form shall explain any deed restrictions, restrictive covenants, and/or liens that are placed on the affordable unit to ensure long-term affordability.
[Amended 6-20-2013 by Ord. No. O-13-01]
(6) 
For those workforce housing units to be rented with an option to purchase, an agreement between which will be signed by both the developer (or its designee) and the tenant shall be provided to the Township for review to ensure compliance with § 200-38.4D(12).
[Added 6-20-2013 by Ord. No. O-13-01]
A plan, including all the land in an approved preliminary plan or a phase thereof according to an approved schedule for development over a period of years, shall be officially submitted for final plan approval. All plans which have received preliminary plan approval shall be entitled to final plan approval in accordance with the terms of the approved preliminary plan, for a period of five years from the date of the preliminary plan approval.
A. 
All applications for final approval of a plan shall be acted upon by the Township within such time limits as established in this chapter and the Pennsylvania Municipalities Planning Code, as amended.[1] The plan shall conform to that which received preliminary approval by the Township Council, including all conditions and modifications attached thereto.
(1) 
In the case where subdivision and land development are projected over a period of years, the Council may authorize final review of the plan by sections or stages of development, subject to such requirements or guaranties as to improvements in future sections or stages of development as it finds essential for the protection of any finally approved section or stage of development. In each such case, prior to preliminary approval of the plan, the Council and the developer shall enter into a written agreement specifying the sequence of development of sections or stages, the maximum time permitted the developer for final submission of the plan for each such section and any other such requirements or guaranties as are applicable to that particular development. Where development is permitted in stages, all improvements installed subsequent to the fifth anniversary of preliminary approval of the plan shall conform to standards for such improvements in effect at the time of installation of the same.
(2) 
Final official submission of the plan to the Township Council shall consist of 15 black-on-white (or blue-on-white) prints of the plan, which shall fully comply with § 180-8 of these regulations and the conditions for which the plan received preliminary approval, plus financial security specified in Subsection C below, all offers of dedication and deeds of easements to the municipality and all other required documents.
[Amended 9-4-2003 by Ord. No. O-03-16]
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
B. 
Review by the Township Council. Upon receipt of the material listed in Subsection A(2), the Township shall forward the plan to the Township Council; the Centre Regional and Centre County Planning Commissions; the Fire Chief; the Township Engineer; the Zoning Officer; the Township Manager; the Centre County Conservation District and, if the proposed subdivision or land development is abutting to a state or federal highway, the District Office of the Pennsylvania Department of Transportation in Clearfield, Pennsylvania.
[Amended 9-4-2003 by Ord. No. O-03-16]
(1) 
The review of the final plan shall be conducted by the Township Council in the same manner as prescribed for review of the preliminary plan specified in § 180-8, except that final review shall be limited to determining if:
(a) 
The plan conforms to the plan which received preliminary approval, including all conditions and modifications required by the Township Council; and
(b) 
The requirements for final plan review as listed under § 180-11 of this chapter have been met.
(2) 
As a condition of approval, the applicant shall permit the Township Engineer to make periodic site inspections of such nature and extent as is necessary to ensure that the required improvements are being installed and constructed in conformity with the design standards contained herein or otherwise specified in the approval of the preliminary plan. If the applicant has completed all of the required improvements, he shall notify the Township Council, in writing, by certified or registered mail, of the completion of the improvements and shall send a copy thereof to the Township Engineer. The Council hereby directs and authorizes the Township Engineer to make a final inspection of all the aforesaid improvements after receipt of such notice. The Township Engineer shall thereupon file a written report with the Council and shall promptly mail a copy of the same to the applicant by certified or registered mail. The report shall be made and mailed within 30 days after receipt by the Township Engineer of the aforesaid authorization from the Council. The report shall be detailed and shall indicate approval or rejection of said improvements, either in whole or in part, and if the improvements or any portion thereof shall not be approved or shall be rejected by the Township Engineer, the report shall contain a statement of the reasons for such denial or rejection. For subdivisions and land developments served by off-site sewer and water service, the Township Engineer shall coordinate his review with that of the appropriate authorities and/or companies providing such service to ensure that the provisions of this chapter are met.
(a) 
The Council shall notify the applicant in writing, by certified or registered mail, of action taken with relation to improvements.
(b) 
If the Council or the Township Engineer falls to comply with the time limitation provisions contained herein, all improvements will be deemed to have been approved and the applicant shall be released from all liability pursuant to its performance guaranty bond or other security agreement.
(c) 
If any portion of the said improvements shall not be approved or shall be rejected by the Council, the applicant shall proceed to complete the same, and, upon completion, the same procedure of notification as outlined herein shall be followed.
C. 
Completion of improvements or guaranty thereof prerequisite to final plan approval.
(1) 
In lieu of the completion of any improvements required as a condition for the approval of the final plan, the Township Council shall provide for the deposit with the municipality of financial security in an amount sufficient to cover the costs of any improvements or common amenities, including, but not limited to, roads, stormwater detention and/or retention basins and other related drainage facilities, recreational facilities, open space improvements or buffer or screen plantings, which may be required. Without limitation as to other types of financial security which the municipality may approve, which approval shall not be unreasonably withheld, federal- or commonwealth-chartered lending institution irrevocable letters of credit and restrictive or escrow accounts in such lending institutions shall be deemed acceptable financial security for the purposes of this section. Such financial security shall be posted with a bonding company or federal- or commonwealth-chartered lending institution chosen by the party posting the financial security, provided that said bonding company or lending institution is authorized to conduct such business within the commonwealth. Such bond or other security shall provide for and secure to the public the completion of any improvements which may be required within one year of the date fixed in the subdivision plat for completion of such improvements. All improvements shall be completed within five years from the date the plan received preliminary approval. Upon written application signed by the obligator and surety of a performance guaranty in a form approved by the Township Council, the governing body may, at its discretion, extend said period, provided that satisfactory security for the completion of the improvements have been partially completed, and reduce proportionally the amount of the bond or other form of security by formal resolution. The amount of financial security shall be equal to 110% of the cost of the required improvements for which financial security is to be posted.
(2) 
The cost of the improvements shall be established by submission to the governing body of bona fide bid or bids from the contractor or contractors chosen by the party posting the financial security to complete the improvements or, in the absence of such bona fide bids, the cost shall be established by estimate prepared by the Municipal Engineer.
(3) 
If the party posting the financial security requires more than one year from the date of posting of the financial security to complete the required improvements, the amount of financial security may be increased by an additional 10% for each one-year period beyond the first anniversary date from posting of financial security 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 bidding procedure.
(4) 
In the case where development is projected over a period of years, the governing body may authorize submission of final plans by sections or stages of development, subject to such requirements or guaranties as to improvements in future sections or stages of development as it finds essential for the protection of any finally approved section of development.
(5) 
As the work of installing the required improvements proceeds, the party posting the financial security may request the governing body to release or authorize the release, from time to time, of such portions of the financial security as are necessary for payment to the contractor or contractors performing the work. Any such request shall be in writing addressed to the governing body, and the governing body shall have 45 days from receipt of such request within which to allow the Township Engineer to certify, in writing, to the governing body that such portion of the work upon the improvements has been completed in accordance with the approved plat. Upon such certification the governing body shall authorize release by the bonding company or lending institution of an amount as estimated by the Township Engineer fairly representing the value of the improvements completed or, if the governing body fails to act within said forty-five-day period, the governing body shall be deemed to have approved the release of funds as requested. The governing body may, prior to final release at the time of completion and certification by its engineer, require retention of 10% of the estimated cost of the aforesaid improvements.
D. 
Plans containing variations.
(1) 
A minor variation, as defined in this chapter, shall not require a revision of the preliminary plan, provided that the plan complies with all other requirements of this chapter and other applicable ordinances.
(2) 
In the event that the application for final plan approval contains a major variation, as defined in this chapter, the Council may refuse to grant approval and shall so advise the landowner, in writing, of said refusal, setting forth the major variations. In the event of such refusal, the landowner may refile the final plan without the major variations identified in such written notice or file an application to amend the preliminary plan, following the procedures required herein for preliminary plan approval.
A. 
Plans submitted for final plan review shall include all information required in this article and where applicable, the final plan for the development shall meet the plan requirements contained in College Township Ordinance No. 100, Title, as amended:
(1) 
Chapter 170, Signs.
(2) 
Chapter 175, Stormwater Management.
(3) 
Chapter 180, Subdivision of Land.
(4) 
Chapter 200, Zoning.
B. 
Final plans submitted for review shall include all information required in § 180-9 above, plus the following:
(1) 
Final perimeter boundaries of each lot with distances to hundredths of a foot and bearings to one second, determined by accurate survey in the field, balanced and closed with an error of closure not to exceed one foot in 15,000.
(2) 
Location and elevation of installed monuments and markers.
(3) 
Final dimension and bearings of right-of-way lines and easements, including radii of curves and arcs and delta angles of all curves.
(4) 
Final house numbers and lot numbers as approved by the municipality (as stipulated in Chapter 85, Buildings, Numbering of).
(5) 
A final stormwater management plan, as required by Chapter 175.
(6) 
If applicable, a note stating applicant shall submit permit applications for signage depicted on the approved plan.
[Added 8-16-2007 by Ord. No. O-07-03]
[Amended 8-16-2007 by Ord. No. O-07-03; 3-16-2017 by Ord. No. O-17-02; 8-16-2018 by Ord. No. O-18-05]
After completion of the procedures required by these regulations and after final approval by the Council, all endorsements shall be so indicated on the approved plan and on as many other copies of the plan as may be desired by the governing body. Upon approval and signing of the plan by the Council, a record plan shall be recorded in the office of the Recorder of Deeds of Centre County by the applicant within 90 days of such approval and signing. Such recording shall be otherwise in conformity with the Municipalities Planning Code.[1] Within 10 days after the Recorder of Deeds has properly recorded the subdivision or land development plan, a paper copy and an electronic copy, in a suitable format to the Township, shall be forwarded to the Township Secretary by the applicant, including the endorsement of the Recorder of Deeds as well as a full set of plans. A complete electronic package of all related documents shall also be submitted by the applicant at this time and shall include transportation reports, stormwater reports, all related maps or plan sheets, as well as any other documentation requested by the Township. An applicant may request an extension to the aforementioned 90 days pursuant to payment of fees for such, as noted in § A203-14.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
All record plans shall meet the requirements of Chapter 180, Subdivision of Land, as amended, and shall be exact replicas of the final plan approved by the Township Council. Each plan sheet to be recorded shall have a note on each of the plans as follows: "This record plan conforms with the plan receiving final approval by the College Township Council on date. All improvements are or will be installed in accordance with such plan in a manner and time so specified herein."
A. 
The Township may require the applicant to deliver to the Township Zoning Office a maintenance guaranty in an amount of 15% of the installation cost of all required improvements to secure the structural integrity and functioning of said improvements. Said guaranty shall be of the same type as otherwise required in this section for installation of such improvements and shall be for a period of 18 months after the Township has accepted all such improvements.
B. 
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 municipality, 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 financial security as otherwise required by this section.
C. 
In the event that any improvements which may have been required in accordance with the approved final plans have not been installed, the Township Council may enforce any corporate bond or other security by appropriate legal and equitable remedies as provided by Section 511 of the Pennsylvania Municipalities Planning Code, as amended.[1] If the 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 Township Council may install part of such improvements in all or part of the subdivision or land development or cause the same to be installed and may institute appropriate legal or equitable action to recover the moneys necessary to complete the remainder of the improvements. All the proceeds, whether resulting from the security or from any legal or equitable action brought against the applicant, or both, shall be used solely for the installation of the improvements covered by such security and not for any other municipal purposes.
[1]
Editor's Note: See 53 P.S. § 10511.
D. 
Release from the bond or other security shall be granted by the Township Council contingent upon review and report by the Township Engineer in accordance with procedures outlined in § 180-10C(5) above.