[Added 12-27-1990 by Ord. No. O-90-09]
Preliminary plans for a park, 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 not approved by the Township Council in accordance
with the procedures specified in this article. All plans shall be
reviewed in two stages, preliminary and final.
A.
A potential applicant for a park may request a conference
with the Planning Commission for the purpose of discussing or reviewing
such proposed development and for obtaining advice on the preparation
of the preliminary plan.
B.
The preapplication conference shall not be regarded
as a formal application for the park. The filing of any report, sketch
plan, plat or map prior to or at such conference shall not constitute
submission of a plan or application for park 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 such conference shall be provided by
the potential applicant in three copies, and the Township Zoning Officer
shall distribute a copy of the same to the Township Planning Commission
for informational purposes only.
D.
The Planning Commission may, at its sole discretion,
make or refuse to make recommendations as the result of the preapplication
conference. Any recommendations made by the Planning Commission at
or in response to the preapplication conference shall not be binding
upon the applicant or upon the Planning Commission in its review of
the plan after formal application.
A.
All applications for Township approval of the park
plans shall commence with the official submission of a plan and all
required supplementary data to the Township Zoning Officer. 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 Zoning
Officer the following documents:
(1)
One copy of a completed application for a planned
research and business par plus payment of all application fees (available
from the Zoning Office).
(2)
Nineteen sets of prints of the preliminary plan,
which shall fully comply with the requirements of this article.
[Amended 9-4-2003 by Ord. No. O-03-16]
(3)
Nineteen copies of a narrative, which shall
fully comply with the requirements of this article.
[Amended 9-4-2003 by Ord. No. O-03-16]
C.
Upon receipt of the above, the Township Zoning Officer
shall immediately forward one copy of the preliminary plan and the
narrative to each member of the College Township Planning Commission
(seven), the Centre Regional and Centre County Planning Commissions
(two), the Fire Chief (one), the Township Engineer (two), the Township
Manager (one), the Centre County Conservation District (one) and,
if the proposed development is to have direct access to a state or
federal highway, the district office of the Pennsylvania Department
of Transportation in Clearfield, Pennsylvania (one).
[Amended 9-4-2003 by Ord. No. O-03-16]
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 Zoning Officer if no plan meeting
has been scheduled within 30 days of the submitted month.
(2)
The Planning Commission 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
Region Planning Commissions, whichever comes first.
(3)
If review by the Township Planning Commission
results 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 and describe the requirements
which have not been met and should 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,[1] as amended, for public notification. The notice shall
include the starting time of the meeting, the place of the meeting,
the location of the development within the Township and 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 United States certified mail.
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SAMPLE WORDING OF PUBLIC NOTICE
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NOTICE TO COLLEGE TOWNSHIP RESIDENTS
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At the [month, day] meeting of the College Township
Planning Commission, a planned research and business park 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 welcomed 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 park plan is located
____________________ For questions or information concerning this
plan, please contact the Zoning Office at the Township Building.
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BLOCK AD.
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ADVERTISEMENT DATES; 14 & 7 DAYS BEFORE
MEETING
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[1]
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 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 park.
(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:
(b)
The official written communication shall be
certified by the Secretary of the Township Council and shall be filed
in his office, and a certified copy shall be mailed to the landowner
via United States certified mail.
(3)
Where a park 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 park 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 which case, failure to meet the
extended time or change in manner of presentation of communication
shall have like effect.
(5)
An approved preliminary plan shall be recorded
in the office of the Recorder of Deeds of Centre County or any successor
office as designed by law.
(6)
Preliminary approval shall not authorize construction
or the issuance of any building or zoning permit.
All plans submitted for preliminary review shall
be drawn to a scale of one inch equals 100 feet or larger (e.g., one
inch equals 30 feet) and shall contain the following information:
A.
General data.
(1)
The name of the proposed park.
(2)
A North point.
(3)
A graphic scale and legend describing all symbols
shown on the plan.
(4)
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.
(5)
The name and address of the owner and deed book
and page numbers of the deeds conveying the property to the owner.
The name of the developer and his billing address if different.
(6)
The name and address of the individual or firm
preparing the plan.
(7)
The names of abutting property owners, their
mailing addresses, tax parcel numbers and deed book and page numbers.
(8)
A key map showing the location of the proposed
development and all roads within 5,000 feet therefrom.
(9)
The Centre County tax parcel numbers of all
parcels included in the planned research and business park development.
B.
Existing features:
(1)
Perimeter boundaries of the total property,
showing bearings to the nearest minute and distances to the nearest
hundredth of a foot.
(2)
Total acreage of the property and total square
feet within each lot of the development.
(3)
Natural features:
(a)
Sinkholes, watercourses, tree masses and unique
vegetation or natural features.
(c)
Topographic contour lines at vertical intervals
of two feet for land with average undisturbed slope of 4% or less
and at intervals of five feet for land with average natural slopes
exceeding 4%, including the source of topographic data.
(4)
Approximate location of man-made features in
or within 100 feet of the property, including:
C.
Proposed development.
(1)
The approximate location, total ground floor
area, total floor area, height and use of buildings and other structures.
(All area dimensions shall be indicated in square feet.)
(2)
The approximate location and area of driveways
and parking and loading areas.
(3)
The property lines of lots to be subdivided,
measured to the nearest foot.
(4)
The approximate locations of sidewalks and walkways,
including widths, surfacing materials and ramps for the handicapped.
(5)
The approximate location of utility and drainage
easements.
(6)
The approximate location and pipe diameter of
sewer and water mains.
(7)
The following regional fire protection requirements.
[Amended 9-4-2003 by Ord. No. O-03-16[1]]
(a)
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.
(b)
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.
(c)
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.)
(d)
Setbacks and/or building separations shall be
graphically noted on all plans.
(e)
Details for all existing and proposed fire apparatus
access routes.
(f)
Details for all existing and proposed Fire Department
connections and hydrants.
(g)
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. 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.
(8)
Perimeter setbacks and required buffer yards.
(9)
Street information, including:
(a)
The location and width of right-of-way and cartways.
(b)
Proposed street names.
(c)
Approximate road profiles along the center line
of each proposed street, showing finished grade at a scale of one
inch equals 50 feet horizontal and one inch equals five feet vertical.
(d)
Vegetation to be planted between the curb or
shoulder and the right-of-way line.
(10)
A conceptual landscaping plan indicating the
treatment of materials and landscaping concepts used for private and
common open space.
(11)
A general grading plan showing any major alterations
to the topography of the site.
(12)
Property owners’ association requirements as set forth in § 180-9A(17) of the College Township Code.
[Added 7-21-2005 by Ord. No. O-05-11]
D.
Open space.
E.
Density calculation.
(1)
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
open space in the development and each phase.
(f)
The total area devoted to planned recreational
use throughout the entire development and in each phase.
(g)
The calculation of impervious surface in the
development and in each phase.
F.
Narrative statement. A written statement, including
the following:
(1)
A statement of the ownership of all of the land
included within the development.
(2)
An explanation of the design pattern of the
development.
(3)
A statement describing any proposed innovative
design concepts included in the plan.
(4)
The substance of covenants, grants of easements
or other restrictions proposed to be imposed on the use of land, buildings
and structures, including proposed easements or grants for public
use or utilities.
(5)
A description of the form of organization proposed
to own and maintain the open space, recreational facilities and structures
or other facilities.
(6)
A statement of the proposed use and improvement
of open space and recreational facilities.
(7)
A description of proposals to preserve natural
features and existing amenities and a statement of conceptual landscaping
designs.
(8)
A statement describing the stormwater management
methods to be employed.
G.
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:
H.
Preliminary stormwater management plan.
(1)
A preliminary stormwater management plan must be prepared in accordance with the College Township Stormwater Management Ordinance, Chapter 175, although this preliminary plan may have the exceptions described in Subsection H(2). 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.
(2)
The preliminary stormwater management plan for
a planned research and business park may have the following exceptions
from the College Township Stormwater Management Ordinance:
(a)
Calculations for sizing of stormwater piping,
channels and swales are not required. However, the proposed locations
of all stormwater conveyance facilities are required. Construction
specifications are not required.
(b)
Hydrologic routing calculations are not required
for stormwater detention facilities and outlet structures. However,
the amount of storage capacity required for all detention facilities
must be estimated using a method, acceptable to the Township Engineer,
for preliminary sizing of stormwater detention ponds. This estimate
must consider allowable discharge rates from the site, based upon
predevelopment conditions and must also consider downstream constrictions.
The grading plan must demonstrate the size, location and proposed
contours for all detention facilities.
(c)
A soil erosion and sedimentation control plan
is not required.
(d)
A declaration of adequacy is not required from
the Pennsylvania Department of Transportation for use of its stormwater
facilities.
(3)
No other exceptions shall be taken on the preliminary
stormwater management plan without expressed written approval from
the Township Engineer.
I.
A transportation impact report, prepared by a qualified
professional shall be submitted and include the following:
(1)
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.
(2)
A base condition analysis shall be prepared
to establish existing levels of service followed by analysis and description
of projected 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.
(3)
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 traffic control measure improvements impacted by the proposed
development and surrounding land uses.
(4)
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 typical sections
for each category of street and a phasing plan which delineates the
street improvements that will be provided simultaneously with the
construction of each development phase.
(5)
Utilization of alternate modes of transportation
shall be a component of the traffic impact analysis. Evaluation of
traffic mitigation measures as it relates to public transportation
and future site development should also be addressed.
(6)
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.
J.
Signature.
(1)
Signature(s) and seal(s) of a licensed engineer
and/or architect or landscape architect who prepared or supervised
the preparation of the plan.
(2)
Signed, notarized statement by the landowner
certifying ownership of the property.
(3)
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.
(4)
Add the following note to the plan: "Preliminary
approval shall not authorize construction or the issuance of any building
or zoning permit."
(5)
The Fire Chief's signature.
[Added 9-4-2003 by Ord. No. O-03-16]
K.
Fire protection plan procedures.
[Added 9-4-2003 by Ord. No. O-03-16[2]]
(1)
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:
(a)
Fire flow and/or water supply available for
fire fighting.
(b)
The location and available flow of fire hydrants.
(c)
The location, design and capacity of water storage
facilities.
(d)
Fire apparatus access.
(f)
The location of any Fire Department connections
provided.
(g)
The presence of any built-in fire suppression
systems.
(2)
The Fire Chief shall provide written comments
on the plan to the applicant and College Township within 10 business
days.
(3)
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.
(4)
The Fire Chief shall provide written comments
on any revised plans to the applicant and College Township.
[2]
Editor's Note: This ordinance established regulations affecting
or relating to subdivision and land development plans. 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.
A.
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.
B.
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, as amended:
C.
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.
D.
As a condition of final approval, the landowner shall
permit the Township to make site inspections of such nature and extent
as are 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 approved final plan.
The Township shall make inspections and report on required improvements
as specified in this chapter and shall notify the landowner of the
results as specified herein.
E.
In order to guarantee the completion of any improvements
required as a condition for final plan approval, the Council shall
require such financial security as specified by law, prior to final
approval of the plan. The Council shall require maintenance as specified
in this chapter.
F.
In the event that a final plan is approved and thereafter
the landowner abandons the plan and so notifies the Council, in writing,
or if the landowner fails to commence construction under the plan,
or any extension granted by Council, within five years from the date
of the final plan approval, no development shall take place on the
property included in the final plan until after said plan is resubmitted
and approved under the procedures set forth in this chapter.
All record plans shall meet the requirements
of this chapter, as amended, and shall be exact replicas of the final
plan approved by the Township Council.
Plans submitted for land development plan review
shall include all information required in this article.
B.
As a condition of approval, the applicant shall permit
the Township to make 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 approved plan. The Township shall
make inspections and report on required improvements as specified
in this chapter and shall notify the landowner of the results as specified
therein.
C.
In order to guarantee the completion of any public
improvements required as a condition of plan approval, the Council
shall require such financial security as specified by law, prior to
approval of the plan. The Council shall require maintenance as specified
in this chapter.
All record plans shall meet the requirements
of this chapter, as amended and shall be exact replicas of the land
development plan approved by the Township Council.
